Dirty Apartment 3 day notice to cure breach or quit San Diego, CA I received a "Three Day notice to cure breach or quit" for a dirty apartment. It is dated Wednesday, but was left on my door Thursday at 9am. The landlord is coming over on Saturday before noon to inspect. Not only is this not enough time, but I read that weekends don't count and this inspection should be carried out Monday. In addition to this, what they wanted clean was very vague. I have lived here for seven years, and maintenance has upgraded/been over at least once a year. The cleanliness of my household hasn't changed at all in the past 7 years(and it is the same guy doing maintenance), so I am confused. The document said a picture of my dirty apartment(what they wanted clean) was attached, but it was not. When I brought this up to my landlord over the phone asking for clarification, she dismissed this point and said the bathroom needed to be cleaned along with the rest of the apartment. Can they legally take pictures of the inside of my home while performing requested maintenance? I spent all day cleaning and do not want to argue with my landlord, but if she chooses to evict me, are there any legal actions I can take?
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.
Just think of the subtenant cum owner as two separate people with two separate roles. Tenant = T Subtenant = ST Old owner = OO New Owner = NO The rights of the tenant vis-avis the new owner will be informed by the lease and the local laws. Generally, if the sale happens in the middle of the existing lease, the NO is obligated by the terms, as is the T. NO cannot just kick T out, and T cannot just break the lease. The lease may say what could happen and local laws will apply. Likewise, ST has whatever contract with T that previously existed. Pretend NO and ST are different people. If T owes NO $1000 per month, and ST owes T $400 a month, that continues even though ST and NO are the same person. Depends on what kind of dispute. See above. All contracts continue, subject to whatever the lease with the original owner and the subtenancy agreement say abut modifying or breaking the lease and sublease. Local laws apply. Note, if the subtenancy was "off the books" or was done when not allowed by the original owner, and if it was not in a place that the local law says owners cannot deny subleasing, then tenant might not have any protection. ST, now that he is owner could just move out and stop paying. On the other hand, even if he is the owner, he cannot just say "I am the owner now, so I am moving back in for free" because the original lease gave the tenant use of the whole property. But ST could just drop out because T always owed OO, and now NO, the full rent. Do you mean if rather than sublease, they were both on the original lease? Interesting, but just imagine it as the obligations before the sale = the obligations after the sale. I don't know though. There are some tax implications for an owner occupied rental.
I assume you are already living there? No, you can't use that clause, specifically because the &quot;previous renter&quot; is the person(s) who occupied the apartment prior to your moving in (the &quot;start date&quot;, or the first date that your lease is valid). That clause doesn't allow you to break the lease if one of the current renters vacates the apartment and leaves their stuff. This only means that if the apartment was not ready for you to occupy due to the previous tenant not vacating, that you are allowed to walk away from the lease without any payments (other than a credit verification fee). This pretty much requires you to not &quot;move in&quot; in the first place. If you've already moved in, you don't have a legal leg to stand on since you deemed the property fit to move in (and should have done a walk-through prior to accepting the condition of the apartment). If this is you &quot;getting on&quot; the lease, and the lease specifically says that you are being added and your &quot;start date&quot; is some date in the future that you intend to move in, you may have a leg to stand on since this is more like sub-letting individual rooms with a common area. It isn't clear to me if this is the case for you. Once the other person is off the lease they have basically abandoned their property and you may be able to dispose of it, or have the leasing company dispose of it.
By default, the tenant is liable for all rent until the end of the lease. E.g. if neither the tenant nor the landlord can find a suitable and credit-worthy replacement tenant (e.g. if the market has crashed), then the whole lease must still be accounted for by the original tenant, and the lost "rent" becomes "damages". However, there is also a concept of damage mitigation, and California Civil Code 1951.2 explicitly defines that it's the landlord's duty to mitigate damages. This means that the landlord cannot simply sit still and collect the rent on an empty apartment. Because of this, some smaller landlords in California outright have a policy that you can cleanly break the lease by paying for 2 months of rent as a penalty. (It appears that a good summary of various examples about landlord/tenant damage mitigation is available at UniformLaws.org.) However, when it comes down specifically to the SF Bay Area with the ever increasing rents and the lowest residential vacancy rates in the nation, and also especially with the corporate landlords that already have sufficient resources in place to readily advertise and promote an abandoned unit, it can probably be argued that, in practicality, requesting more than one month of rent (in damages) as a penalty for breaking the lease is simply unreasonable.
If the landlord has a right to charge a late fee (and that late fee is not a penalty) then that right accrues from the instant that the rent is late i.e. any time after 5:00:00 pm precisely if that is the time stated in the lease. If only a day is stated then it would be midnight. For case law on the penalty doctrine see PACIOCCO &amp; ANOR v AUSTRALIA AND NEW ZEALAND BANKING GROUP LIMITED [2016] HCA 28 which involved a challenge to a bank charging late payment fees on credit cards.
I have read that Assured Shorthold Tenancies of less than 6 months are allowed, but you are not allowed to evict a tenant before 6 months. That applies only to section 21 (&quot;no fault&quot;) evictions. Specifically, according to section 21 of the Housing Act 1988, a notice can't be served in the first 4 months of a tenancy (section 21(4B)), and can't take effect in the first 6 months (section 21(5)). Section 8 evictions, which require one or more of the reasons listed in Schedule 2 of the Act, do not have this restriction - though only some of them can be used during the fixed term part of the tenancy, and they must be listed in the tenancy agreement in order to be used in that way. Will I have to wait until he has actually left before I can arrange an AST with new tenants? Yes, but that's always true. It's very unwise for a new tenancy agreement to be signed until the previous tenants have moved out, because if they don't leave before the new agreement takes effect, the landlord is now committed to finding accommodation for the new tenants. This is why tenancy agreements are often only signed on the first day of the tenancy.
Short answer: Yes, you can get out. However, this will be harder than you may want it to be. You will need to check your lease agreement for an arbitration clause. If the lease mentions disagreements will be handled by arbitration (or an arbiter), you need to know that going into this. Arbitration clauses usually stipulate that the landlord picks the arbiter, who will almost always be predisposed to side with the landlord. This pamphlet sheds insight into the situation. Skip down to PDF page 22, section header "My neighbors are constantly playing loud music..." Summarized, you can get out but if other tenants are not as affected, it will be hard to prove it affects you differently. You do, however, have the benefit of knowing the particular situation is illegal (as compared to the pamphlet's example of playing music, which is only situationally illegal). First, get written, signed testimony from other tenants (your roommate, the one above the smoker, etc). Preferably, get these signatures notarized. The testimony should include an acknowledgement that the signer has smelled the marijuana and a statement about how often this occurs, along with the date of signature. Next, send a certified letter to your landlord. Keep a copy of this letter. In it, state your intention to move unless they fix the situation within thirty (30) days. Remind them you already have informed them of this situation. Inform them you have (hopefully notarized) testimony of the marijuana smoking from other tenants, remind them that this is illegal, and that this is affecting your health. You may also warn them that if they do not rectify the situation and you leave after thirty days, they cannot keep your deposit or charge you a termination fee- they have breached your lease contract through failure to maintain a safe and livable rental unit (a gentle reminder that you will seek legal action if they attempt to keep your deposit or charge you fees is appropriate). In the letter, request an immediate, written response with their intentions on the matter, and give a deadline (like 3 days from receipt). As a certified letter, you will know when they get it. The wording of this letter is important. You want to clearly state the facts without sounding self-righteous, angry, or vindictive. And proofread the heck out of it. If the landlord is faced with possible legal action for forcing an illegal tenant to follow the law, and certain legal action for trying to keep a legal tenant to remain in illegal, harmful circumstances, they may well decide to oust the smoker. If your scare tactic doesn't work, however, you should make good on the threat- really do leave after thirty days, and if they attempt to charge you for anything or withhold your deposit, you really should contact a lawyer. You should also, however, have the money saved to pay the termination fees, just in case. Because the smoke affects you differently, and there is no easy way to prove this, an unsympathetic court (or arbiter) may rule against you. (NOTE: I am not a lawyer, but I did have to break a lease and spent a good deal of time researching and discussing my situation with a lawyer. In the end I lost my deposit but did not have to pay any fees or missed rent.)
If it were me, I would leave. Who wants to rent a room in a home where you are not wanted? However, there should be concessions. I would ask for 1.5 months rent refunded, but would happily settle for one month. I am sure there are many nice rooms, close by, where you are welcomed. Given additional information commented by the OP, the landlord is looking to increase his rents. Evidentially this municipality has strict rent controls. In this case, I would enter negotiations with the landlord. I would offer him a percentage of his anticipated rent increase and probably start at 50%. If the OP has been a good tenant (always paid on time, and low maintenance) the landlord might see this as a bargain. No need to find a new tenant and no need to vet one that might pay poorly. The better the tenant has been, and the more strict the renter protection laws the more appeal this offer will have to the landlord. The benefit for the OP is they don't have to move, or find a new place with its associated costs and inconvenience. If the landlord is just a mindless corporate drone with no decision making power, this will not work.