Tenants access to perform repairs after vacating Jurisdiction: Victoria, Australia I had a tenant who recently, legally and voluntarily ended a tenancy and formally vacated (handed back the keys, etc). There are some relatively minor repairs that need doing due to damage they caused. All parties agree that there is damage, the tenants caused the damage and that repairs are required (to restore the property to entry condition, factoring in fair wear and tear, etc). The tenant wants access to the property to conduct repairs himself for some items, and by his friends/associates for others. I am disinclined to allow this, because: The repairs may not be completed to a professional standard The work done would not be done at arm's length - responsibility of quality becomes blurred I want nothing to do with the tenant because the relationship between us was strained due to reasons I won't go into here, but I will say I had both the moral and legal high-ground over the interactions that caused the tension Am I required to allow him access?, or can I flatly deny access, get 3 quotes and take the costs out of the bond.
While I don't like agreeing with a landlord, you are in the right here. Your tenants do not have the right to access the property now they have moved out. If they were still living there things would be different and it would be reasonable for them to fix minor damage (to preserve their deposit). They did not do so. Get the damage fixed professionally, keep all reciepts, and take it out of the deposit.
The legal position You are quite clearly not running a business and if the matter went to court you could easily prove this be e.g. getting testimony from the people at the party, your testimony etc. In any event, your landlord can’t “fine” you. Fines are a punishment and only government can punish people. They can sue you for breach of contract for damages (which are restitution not punishment) or to seek specific performance. The practical position Take the listing down. Rightly or wrongly, it's souring your relationship with your landlord and their relationship with their HOA. Is having this mildly amusing joke worth damaging these relationships, particularly if you might want to renew your lease? The landlord might feel that they are better off with a tenant who doesn't cause them grief with their HOA. Even if your landlord understands, the HOA might not. If they sue your landlord, they will have very little choice but to join you. Yes, you will almost certainly win your day in court but you will not get reimbursed for the time and effort you had to go to. this includes taking the day off work, subpoenaing all your friends to give testimony etc. Who has time for that crap? Further, whenever you go in front of judge or arbitrator who has the power to force a resolution of your dispute, you are rolling the dice. Sure, you may think you have great evidence and the other sides' is completely bogus but if they present theirs with skill and confidence and you screw yours up then they can walk away with a win. Real court cases depend on who the judge believes. If they believe your landlord's reasonable story about running an illegal bar and they don't believe your crazy tale of it all being a joke - you lose. Remember: free speech can't be restricted but it does have consequences. Further, anyone who bases relationships on legal rights and responsibilities is going to have very shallow relationships.
In a normal rental property, the tenant is in a contract with the telecommunications provider and landlord has no business listening to the communication. When the landlord does provide internet access for tenants, he/she gets into a complicated legal position. The owner of the internet connection is generally liable for things like copyright violations, hate speech, etc. coming from that connection. This law predates open-access wifi connections and even the internet. Legislation and legal precedent are only slowly catching up with that new reality.
There are two separate issues here. Firstly, the deposit. Any deposit is required by law to either be placed in an approved deposit scheme provider at the start of any tenancy, or be insured with a provider. Either way, the landlord (or their letting agent) is required to issue the tenant with certain prescribed information within a certain period, as well as meet a few other requirements. Failing to do this can result in the landlord having to return the deposit and pay a fine to the tenant - if the tenant is willing to take him to court. If the landlord has done everything by the book, they don't owe you anything. (If they've paid the deposit into a scheme, then they will not receive any interest, as it's kept by the scheme provider to pay for their services.) Secondly, the renewal fee. These are legal and commonplace. However, you're never obliged to renew your tenancy, as if the fixed term expires and you don't leave, then it automatically becomes a statutory periodic tenancy (often called a "rolling tenancy"). With a periodic tenancy, you can leave by giving one month's notice in writing; or your landlord can request that you leave by issuing a section 21 notice, which gives you two months to depart or face legal action. If you tell the landlord that you would like to change to a periodic tenancy when the current fixed term ends, then no-one has to do anything (though the letting agency may charge you an admin fee). The landlord cannot impose a new tenancy agreement, but they can issue a section 21 notice. Or, as you suggest, you can request a longer fixed term. This provides more security for you and the landlord - though it makes it harder to leave early, as you're potentially liable for the rent for the whole term.
I intend to close on the house as I've already signed all the loan paper work, but is there anything that can be done about a Realtor that breaks contract? You have probably waived your claim if you proceed with the deal knowing about the Realtor's conduct. What would your damages be? Could you have mitigated them by not agreeing to the deal? Also second question would it be better to seek a personal or Real estate attorney in such situations as this? Lawyers aren't that specialized. I would not recognize a "personal" attorney as something necessarily different from a "Real estate attorney" and the questions involved are not so complex that a general practice attorney couldn't handle them. Familiarity with real estate issues would be desirable (e.g. you wouldn't want to hire someone whose practice was exclusively as a criminal defense attorney or a personal injury lawyer, or a patent lawyer, for this task), but a great many lawyers who describe their practices differently would have the relevant experience and knowledge.
No All parties must agree to change a contract. On the face of it, the New Tenant has to be “acceptable to both the Landlord and the remaining individual or individuals comprising the Tenant (the Remaining Tenant)”. It goes on to describe what the landlord may consider in making this assessment; there is no such imposition on the Remaining Tenant. However, there is implicit in a contract a requirement that the parties must act reasonably when using discretion. If Remaining Tenant repeatedly rejects every proposed New Tenant then this raises the question of if they are acting reasonably. Have you clearly articulated why the proposed replacements are unacceptable and are those reasonable reasons?
"an agreement by email for the cost of rent and damage deposit etc." may well constitute a lease. If it doesn't specify a term or ending method, it is probably a month to month lease. If nothing is specified about notice to leave, you probably should gt 30 days notice. The law in BC is the Residential Tenancy Act. However, many localities have laws that modify or supplement the provincial law. You probably need legal assitance beyond the scope of this forum. a Tenant Resource Advisory Center (Trac) might be able to help. Their web sitre also provides links to various other resources, including legal referrals. The Tennant Survival Guide offers pointers to legal aid. This site offers additional resources. So does the BC Law institute Note, even if you have certain legal rights in theory, the person from whom you are renting may not respect these. Consult legal or community sources to determine your best approach. This question is really beyond the scope of this forum.
There are no squatters Neither Bob nor Sue are squatters: Bob was there with the owner's permission and Sue was there with Bob's. Adverse possession requires possession that is, well, adverse: against the wishes of the true owner. Bob was almost certainly a tenant, paying rent in services rather than cash. Clearly, the terms of that tenancy are unclear and may not be legal but that is more likely to rebound against the landlord rather than the tenant. So long as the rent (whatever it is) continues to be paid the estate’s tenancy should continue. However, the landlord could start procedures to end the tenancy (probably requiring 1 months notice) at any time.