landlord tenant ca real estate by c.e. arnold

8/14/2019 Landlord Tenant CA Real Estate by C.E. Arnold

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TheRealtuBLe Bookof Californiq,rsar isl t orde.theESe. torirnice.l i sthey'sde-0h-ac-)nslngrce11dIat)n-IatllveytototIA-'tohe

C. E. AnNor,D


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44 TheReattaBt 2 Boole l Callor a

Landlordand TenantB? C E ARNoLD

Reauisites oJ o Leosp- AliPns-Verbol Lcoses- Whenn" ^i-i- o"i- kl'a" of Te ne!-Fo!(lble Detlri"er dniliil)ifi" -ei)trv -u,paid R"nt-A Sub'LPos'-D"st u't;onii F"i-;u, -bptian o Purahas"-Prol1ctepoir' te

NY peNon ompetento aleedrcpertv sal*,:9Pl"Ii], t^lJ:'::ih:':-#;.' ;;;"-il;'op"'r v *t'i"t' ian be deeded-ar^also.be\:""i;:"'ii;;il";b-"'maite tor onp.dav r to.. lii:!{-1i1:'"*" ifr'i n"''i"i""n"lg:1,1*:1';::::'^.1",iilTilf"J#',,,'1";ifiilri'ih J'i;";;;l;;s.smav-be6nsidorea.T.^3it3tll.:1Y*1r:gru ;i"kl:' ih; i" ;,; io il'e"acr hal n nftv ,lq lli.iiy-illl",^{:::i,iir,ii''itt" pti,lr"itv-; 'generallvconirolled bsolutelv-v. he lesseeiTii;g'iii"id;; ^"di,"n""o-""l'",T:!9I:iUllI j-^1T:"""J":i:riiiri::.:li.;*""-ry:ir"x**r*':*":tH'i'LT"iliii"i riia" -i"a u" no c'onlrolover hepropedv'the easeare carriedout.

LESSEENEEDNo't SICNIt is cusl,omary or al l part ies concemed 'o sign a leasc,but ar"*" l i* i i - i . iv t i Dc lessol. s bindins if-the. lesseF accepta he:"mi:lti*"-inl"s;:"r"l,lKx",T'ii,";'ffl"Tffll1lls'33t!recorded. iDqUISITES OI' A LEASE

There is no prescribed forrn of a written lease lt is otrly necessaryf^ i t" irl." tie intenlion of one pafiv lo occupv lhe premises uponiriJ-"i*i"",i ."aitionsratFd,.ndlli"$i"i.:3J"1'l;iilXrT":it"Joccupancy; (b) the names-or the. lesso*,1:1"*r"',fiit*:":rl*"*t!:"'iJLi:'T'J-T'J'ii,''.i li l"'"'li-;;k'2 mersql6[qrsieease- his is pq't]f!'-?lYii"" i" tf," """" of a long-term easasu'h as for fifty or nrnely-nrneu"i.sl *r,"te the properiy may be under lhe same ease or.two orift ."""Jfiilfi Ti!l;':'r*^?"t""11""1;{1'""il:::'"Tlo'Tvtded for. I,AND TOALIENS

tn California lancl cannot be leased io an alien for agriculturalpurposes. unless he is eligible lo cii izenship'


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Tht I i . r l t t j L] l t t l iot ' l t t ) i ( ( l i fot i t )a 45The snm sr|j(:ljor is imposcd l)on colnprrnies,s-iociations andcoryolalionsr rlrich the majodty of issLrednpit:rl stock js oNned bysuch liens, ] . f a nlajol i t t 'of thr: rrenrbclsatc srclr al icns

!F,ITEr\I, I, iIASDSA lcrs. n] l lr lc ol m()rf th.rn one rorr musl Lre n \ lr i t in lt . bLrtavelbal enscor onc Ic:r 'or lcss s bindine. ' .As .r ple(xut jon:Lsair)stfr lurc nisnndclst lndirgs,ho\\cYer' .1 i s good pr:rcl i(e n thc (ase olmoDtll-to-nonth c :rnrifs ro st:rtc tliis conrliiion clexr']) ir1 the firstreceil t or lenlal r ( i to r. t^i loI thc f i lcs a calbo r.opr of thcreceiPt. ]ilNDS 01' T]'NINCYA lcrsf nrnr bc. lxss.( t is . r n io th lo-rnonth tenrnr \ , x lerrLncJ

fof sol ]n. othcf d. f i re( t icrnr . r 1en,1! , ( \ 'a t \1 i l l o r : r 1e, ran( ! a ix to \1 l l ' fo xtoi \ ' f l t rNA^' ( \

A n n r | t h L r ) r o f t h L e I n f ( \ o r ( L r ] s ' l ' e n f o l c r f ' r ) l 1 e r r . 1 n ( ] sa(r 'ced pon.rnd thc lor t is f i , l l r ( tc. l n lonlhl ! . c i l -hcr n : id l r r fe or a ithc erd 01 th ! month. ' f l t \ iNcY,\ ' l \1 : IL t_A i e n r r c ) - r l \ i i l i s ( f e r t e d \ h e n 1 h . t r e n l i s o s t { i e | e l ( l b y r |occLrpa l lufon thc r rd. ts l f ' rd i rs lhr l hc Inus l \ rc . l l ! e1 in ! t j rn .upoD ' . fe i t r l o l t ) r 'o |e l ro i i (e.

l lri\]\NCY I' l SLIl l ltAN(lllA lnanrt 'Lt suiTrx|ccerists \rhn poss{issir,r r i ! . i ral,es a:\ \ 'ful ly,but is hcld o\.cr 1\ ' i thoLrthc .onserrtol ihc . \rncf: in this crLsethe iena l .an bc rcDrolcd rt :url tirn..

A LOD(iI]RA lodger s rL rf l .sr,r r to occLrpics tult . , f r buj ldir!\yhichs occupie. l r ' (onlrol lc( l b! rorhcrpr'slnr l1 a terl a t |errtspxd of a room to a lod!.cr fol drl.cll rg tlurllosesthc lodscl. js orltiilcdby larL . , the crl t i Ic roonr, c\ 'e) i 1 nr . ls|eerfent o t lre rontrar ' \ ' s

NHEN RI]N'l' 1S ])UEAs the l:r$ pro\ id.,s th:rt rc]rt is rhr rt thc cnd of thri triling, rnr-less ther$' isc slerd. i t is nel l to hr\ 'c r def initc u delstendirs inthe caseof a vclb:rl lc.isc. f lentals nr'.i o bc pri.l i adr^nc..

I:ORCllll,l,ll\'fRIA | .1son is gui l t ) o f forc jb le cnt l r i I hc tn l i l i s |osscss ioD of!1-opel . i l 'br ble,r l i in: r thr ' ( )ugh doors. \ ' indoNs or ' o lhcr par ts of thebui ld ins, or i f h l r obt . l ins possc-ss ion 1' threl ts or \ ' io lence, or af tcr

enteli g fc:Lccabb, b1- r'emolir1s the pel.sorl in possession by folcor nenaci I rg conduct. tol(-tll-u DIlTAlNlRHe is guilty of foi'(lLrle dclcirrel. if he ulrlxwtully holds ]rcssessionof Ieal plopertv br tbreals or force, oI jl he holds possession unlaw-


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46 The Realtq Bkte Book of Californiafully and refuses o vacate ive daysafter. eceivinga proper ive days'notice o sunr'rder ossession.

FI\,T DAYS' NOTICEIn cases of forcible det:riner ol for.cible eDtly the law requiresthat five davs' notice be given befor-esuit is filed_LEASE Y ACENT

A iease of more lhan one yeal nade by an agent for the otvneris not valid unless he owDer has given the agent authority itr writingto make such a lease. An agent can ot delegate his authority t;another unless h is autholized to do so by the plilcipal.RENEWAL

A clause may be inselted iD a leasgiving the lessee he riqht of|enewal lor a staled tcf iod a||d rhe lpssppmusr eirp nolice of hisinrant ion1o rcnew bFfofp he c\pi, .r t iolr of rhe lease. Irr carpsol re-newal clauses t is well to provide in the lease that iesseenust sivew r i t t e n r o l i c F o l a s s o r f h i s i n t p r l i o r I o r e n p u w i t h j n r , i n e t rd l = e v sprior Lo he e\pital ioir ol rhe lesse. Whefp ther' . is a rpnpwala rewleaseshould be wlitten. In case the leaseprovides lot an e*erLsiunno notice is rlecessaly,as th lsseemay shorv his intention by simplyremaining in possessjon rnd paying his rent.TiMD LlMIT OF LEASDS

City lots in Califortriacannot be leasedor a longerperiod thaDninety-nineyears,but city propertybelonging o a municipalityor tominors and incompetentpersons annotbb leased or more than tenyears,excpting hat submerged r tide tandsor landsadjoining maybe eased y a ciljy of industdal purposesor forty years,unlesscon-trary to the plovisionsof the grant ftom the state. A leaseof agri-cultural or horticultural land in California cannot be made foi alongerperiod than fifteenyears, excepting such land owned by amunicipality and upon which is dischargedsewageor waste w,termay be leased or twenty-fiveyea$.I,EASE BY TRUSTEE

A trusteemay leaseproperty if it is for the best nterestsof thebeneflciaries, ut not for a longer period than the existenceof histrusteeship.ASSIGNMDNTS

A lease may be assigred if no contrary provision is contained inthe lease,but an assignment does not relieve the lessee rom his obli-gation to the lessor, neither does his fact lclieve the assigneeof equalobligation to the lessor, unless he re-assignsor surrenders the lease othe.lessee. In the case of long leases,such as fifty or ninety-nineyeaN, it is customary to insert d clausewhich will relieve the lesseeofhis obligation to +he Iessor if the lease is assigred oI subleased to


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Ttu Rt l t I l ] l lu I t t ) )1, :someonerceptalrleo the lessor,othc)wisc the lesscnright bc actin,rassurety or. he assignee or thc b:rtrrrceot hjs lifc.In nrany erses t is st:1ted hn1. he lesseeca Dot nssigrror- subletluithout he conscrt oi the lessor.. ltowever, jl assigrrrnint is nradewithout he lssol 'sconscntbut thc lessor. rrepts l .eni 1\!nI th(rassignea,hc assisnmo|tbcc(,rDesjl ldirg.

a ,!tru_Llt]\sDA sLrbease s vlrcr . A lessce ents ouly:r l t r)r. t iol l I his lcnsedp r p m i s e s4 . ^ n - ,l ' , , - - . " . . , | . . r i . t . , . t . . . . r . n r t r . . r . i s . ;t c a s p . o f , i o r ? ,p t p ; r : . . , 1 . , . r r i n t . , t I I o , . . . . . , , . . , r i . . , . r , , L , u rl l t h e a j ! . . 1 1 , , - . . r ' . , I . , 1 , I r , r , r n r , i . J " , , , . ,r r r s g c n e l r I N I l r s s l r n l . r j l .

_ A. lessccn]at sr )b lcase i t thefe is r jo1:oIr t I r r \ . 1r .0\ is ion iD h isiease, ut otherr is. l re rrLrst ha\c th. \ . r ' i t ie corseni o f thc lcssor . .srJB-TttNA\1. lAy lltDVllNT c]\-\cELL,\IrON Or.. ,r14St\Vhcle a lerse is h\'futl\' cancclc(l bl- the lessoi. re Lights oI fircu-paDcy f subJela] l ts cease s \ l .c l l as those of thc lessec A sub_lenant,hol le ler ' ,mar ptevc t thr . : lncc i l .r l jo l l 01 l t re lcase L, r r lah; , ,e .g( ,o ; t i )the Fssor is LL]1u] r l ( j lnrnds nradc to the iessec.

UNPAID RrJ\I1'I " l ' - r r r . . r t , L r $ 1 , j r " . 1 , . t . i j , r . r ' , , . d , . , : I , i r . j , . . r ^ ,l 0 . . 0 F . r , / r . . , r l , j r i J " r o r ' . " r , . d , , . r . , r l . , l - . . f u , ; i r , , l a dD l r r r s r ' h ^ l . l u t i i r t u \ ^ l l , , , , . t . . . l t i e r . . r r , l r ^ r d i , . ro t , . e , . u \ i ,for ]ent not I 'e i duc. e le i t thc tcn.ur t h . rs rc(o| re in a l r .car .sor ha ifofeited his lerse.

\ , , , t 1 " t a , t L . N t , k t , t a , \ ,In the casc of Dror th- to ror th t ( ]na c\ . thc l .urdlof( t m^v renr) \ rl h F " , , . r r u . - r i r . | , r " L - i , i , : I j r " r . . r h i r r \d a j s u n ^ f l ' , r r , \ i " . n t , . r i I ! . , j r \ L t | | 1 , , u r , . , ^ r . r . , i o . : . r b ,r x k p l ' h , l , I 4 l u 1 l , . , i : , , , , , r . t , . , , | , . . . . 1 j , . , , ^ t . , , , , , r r r .

, I f a la |d1old 1\ ' ishes o |er lo\ . a L| i ( lesi ]nble rc l l rn l who isf inaf t . ia l l l respors ib la he \\ ' i t1 ind th js an c t lect i \ . nrct t rod of r inror , iing he en: rn t l ro t icc of a corrsi . tcr ' : rLte. ] ise r r r . ( i j s s i | f i r . becauscthe enant is l iab lc to thc lar) ruord JoI thc tcurs s ia t . i i l l r . , not i { ,ei f he cont inuc,sr l Dossession , f thc p] 'e lnrses.]\tltoN 1,1)ti rNLA\l'FUt, Dltl.,\lNtrR

l . t " , , ' , , l . | ' - l j . . . r , u " . , r , , t . r , l , t r ru r . . r - . . - d j I u . , Fn r e n l r - . 11 l ( r . . : : s . r , i l , , l t o r , j r . . r , - . , , ^ . r I I a \ \ I ] tdetair )er . u t i f thc tcnr l t is i r r ar lc; t fs w i i t r the I , . ' |1 re $,ce_aar lr , i i . . . i . . r r r ' . r .DEI,I\DN\ OF NO']I('I]

In.r 'der that a |ot i f t r mat, t rc c f iect i lc (a) i t nru f t Le de l j rcred tothe tenanl pe lsonal l r , or (b) i l th is is no i poss ib tc a copy may be

47


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4a TheReqlUtBIueBookolCal:i:!9!'N!r1handeilLo a pcrsonbf suitablcageand discret ionon lhe premises.or. i i rr" r* ia" l"* of the lenanl a;d bv mail ing a copv.to him at ,his;; id;r; ; , ; ; (c) j l his placeof -residenceannot be lound a notrcemus[ be Dlacealn a conspicuousplaceon the leascdpremises and alsou copv mu"t be mailed o his placeof brrsiness'

WITNISS TO DELIVERYOFNCfTICEI l is a goodplan lo ha\e a suitableperson o $t j lnFss hp servinguoa .^itlniot ttio t'tolices n ordcr thar the coud mav be salisfied th-alt ; ; ; ; ; :" ; ;r l lv ;" .ved, anala 'arbon copv of al l not ices houldberetalneo. UNI,AWFULDETAINERA lessees guil ty ol u-nlawful.detaineral i f he doesnol vacate

*tilli"i*mln."l.::$i"'liS'.fl,i'?{":iil"?i"il"'ilii.':fi;. i io-air"""" ip"v t*t at i"t ' ;xnjrat ionof ihe Iimeallowcd v a properif ,*"f"" "" i i"; l rom th. landlord o pav rent or-quit lf the leaee"ou"o ""eti;utt"""t lands,however' c is entit led o possesslon.lor;;;,;--;;;;:;;i;" hJii serv'd with notice o quir wiihin sixtv davsli:r"eri itdiipii i i ;* of rhe ermol ihe lcase: {c) if anvof the con-aiii"." "l tt* leasehaveben neglected nd he fails to pcrform them#thi" iti""u atv" after proper notice rom the lessor'IF LESSEE DEFAULTS

If a Iessee acates he prcmisesand rfuses to carry out the trans..r tit" i"i"tlit"l"""". mav sue for instalments of rental as they be-;#i;; ;"-[; mav re-leise he premises o he bestadvanlaseand;;; ;" i; ; ih" f i;" i i"" i"",n" dif fepnceb"tweenhe total amounti'"iiit",ia'"" irt" i"t 1"u"" ^no u'" lot t "onsiderationof the old leasei"-oifre" *o"a", he can recover only the amount of damag he hassuffered.RICIIT OF ENTRY BY I,ANDI,ORD

I f a landlo{d wishes he privi legeof inspect ing easd,propedy'a ctauJ oroviaing for such inspe'tion should be put in the lease'6tii#i"i i t"' ir i . '.. r"*fur .igtti to Pnterhepremises i lhoul hecomentof Lhp essep s Iongas Ihe lPssPearies oul' he provisionsotthe lease. UNI,AWTUL PUEPOSES

Shoulal lesseese he propedy or unlawfulpumoseshp essoris lawfuuy eni,itledo cancelhe leaseandrecoverpossesslonun lneiii?. rt"iia. li'" l"t,irorcl leases is pr"opprl'v nowins ihat ir vrill be"iJ'rii" ,liliil"t p"'dos- he mavbe punishedand furlhermore heJ""oi ""co""t ro"'o"iaid rent nor enforce the lease'DEPOSIT TO SECURERENT

If a Iessor akes a aleposit rcm the lesseeas security foi the pay-tr"ni "t in" .""i tt" "an only retain a sufficient amount to reimburseiiiniior tossof .ent l" csse he lessee odeits the lease'


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pmvidesthat the pboprietors of hotels, lodging houses,a l furnished apartments have a lien upon the bag-personalproperty of their ienants for proper chargesdations, but in other cases he householdgoods,wearingothervaluables annotbe attached or unpaidrent. "In

after giving notice to the owner, make necessary repairgthe costol such repairs from the rent if the expelse doesone mooth's rnt. This applies to the various types oflousesonly analnot to storebuildingsand the like.

lefers to leaseson dwelling houses, tore rooms, andsreal prcperties, in which cases a chattel moltgage may beling howehold goodsand other personal property, a mer-of goodsor growing crops.REPAINg

owDerof a building who leases Ie same Jor human occupa-makeany repairswhichafe neccssaryo make he buildingand after t his is donp he is not l iable for di lapidaby the te[ant. If the tenant moves nto a building whicha ft condition for human habitation he can, after a reason-

TheReal,tu l,ueBoohof Co"liforniaLIENS TO SECUREBENT PAYMENTS

INJURIES CAUSEDBY DEFECTS

rhere the tenant had failed to notify him of the defects.TENANT,S RESPONSIB1LITYFOR DAMACE

lessormay be held responsible for injudes causedby defectsdldina but rlot unlesshe had knowledge of such defects,nor

teDantmay be helal responsible for any damage o the buildingmrs dueto his failure to use ordinary prudencearal cautron'is unlavful for a landlord to build upon a portion of leasedwithout ihe consent of the lessee.TERMINATION OF LEASElease s automatica.lly teninated at the end of the specifidor it may be canceledat any time by the mutual consentof all

st such time. If tlo agrement for luture occupancyhas beenthe tnent must rot hold over one day or he may be held for

interested. Ihe lessee,however, must vacate the premisesinwith the terms of the agreement, In case of cancellationt shouldbe endorsed n tle lease nd sigrledby all inter-parties, or a separate ag?eement n writing should be enteredAT END OF TERM NO NOTICE IS NErcESSARY

Where he lease s terminated by reason of the expiration of itstro roticeby the lessor of such termination is necessary,nor is itthat the lesseegrvenotice to tlle landlord of his intention to


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50 Th? Realta BIue Book ol Calilot iaanother erm, or he may b liable for-damagps fter lessorhasservedhim with three days' notice o vacate.

DESTRUCTION OF PREMISESA leases alsogenerally erminatedby the total destructionof thepremisesby the elements, nlessotherwjseagreed n w ting.DEAT1IOFPANTYAO LEASE

Upon the death of one of the parties to a lease he obligation andthe right to carry out its terms passeson to the e\ecuto$ or adminis-tratoN of the deceased, f the lease s for a specified em, but if thelease s not made for a specified errn it may be canceledby the execu-tor or administrator of the estate of the deceased y giving notice tothe surviving party to the lease.

PROPEN REPAIRA lease may also be terminated by the lesse f the lessor doesnotput the plemises in proper repair and condition for- occupancy, or ifhe fails to secur'possessionof the premises for the lesseeas ag:r'eed.

W}TERE LEASED FOR SPECIFIC PURPOSEWhere the leasestates hat the premises hall be used or a spe-

cificpurposeand he tenant uses he propertyfor sonre ther purposethe iessormay ter"rninatehe leaseor he may hold the lessee espon-s'ble or damages,f any.UNPAID RENT

The lessol may cancel the leasewhen the rent is not paid accord-ing to the tel'n1sof the lease,or. f not paid as provided by law wheretime of payment is not stated in the lease. Rent is lawfully payableatthe termiDation of the hiring unless othrwise agreed, providing theterm of hidDg doesnot exceedone year.TREtsLE,ENA OR ,IOLDINC VERShould a tenant conl inu to occupy the premises after the expira-tion of the time limit as contaired in a proper notice to quit, or if hegives the landlord notice of his intention to vacate but fails to do so,he may be compelled to pay treble rent for the time he unla${ullyIemains in possession.

OPTTON TO PUECHASDA clausemay be insertd n a leasegiving the lesseehe option topurchase he propedy durjDg lhe tel'm ot the lease. If the lesseetende$ the statedpulchaseprice within the agrced ime the lessoiran be compelledo delivera deed.


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landlord tenant ca real estate by c.e. arnold

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