Community Economic Development Clinic University of Pittsburgh School

Community Economic Development Clinic University of Pittsburgh School of Law LANDLORD-TENANT LAW

PART ONE SIGNING THE LEASE

RENTAL AGREEMENTS, LEASES, AND TYPES OF TENANCIES A LEASE is an agreement to transfer possession of property for a fixed period of time, usually in exchange for rent. Terms in a lease generally do not change until the rental period has ended, but the parties to a lease can agree to modify the terms in writing before the lease ends. A RENTAL AGREEMENT is just another name for the written contract that details the terms of a lease. It is legal and perfectly normal for a landlord to require a co-signer. See Pennsylvania Jurisprudence 2 nd (Property), § 26: 1

TYPES OF TENANCIES: Tenancy for Years: Despite the name, this is the term given to any lease of a fixed term. Both the Landlord and the Tenant must agree that the Tenant’s lease begin on a specified date and end on a pre-determined and specified date. Most leases are fixed term Periodic Tenancy: An agreement between the Landlord and Tenant of a periodic term (such as month-to-month or week-to-week) with no specified ending date. If this agreement should be terminated, written notice is required fifteen days prior to the expiration of the term by the Landlord, and in some cases by the Tenant. For example, in a month-to-month tenancy, the 15 -day notice must be given before the 15 th of the month for it take effect at the end of the month. Termination cannot take effect in the middle of a period. For example, in a month-to-month lease, if your landlord give you 15 days notice to vacate the premises on March 20 th, you are not required to leave before April 30 th. See Pennsylvania Jurisprudence, 2 nd (Property), § 26: 40 -41

TENANT RIGHTS A landlord cannot discriminate based on race, sex, age, religion, national origin, family status, and handicap. Tenant rights are protected under: 1. Civil Rights Act of 1968 Makes discriminating against an individual illegal Civil Rights Act § 1982: applies only where it can be proved that the person had an intent to discriminate 2. Civil Rights Act 1988 Amendment Bans discrimination against the handicapped and families with children

TENANTS’ RIGHTS CONTINUED 1. 2. 3. Americans with Disabilities Act Forbids discrimination against the handicapped and requires handicap-friendly premises Pennsylvania Human Relations Act Similar to the aforementioned federal law Various Local Laws Example: Blackshear Residents Organizations v. Housing Authority of the City of Austin made it illegal to segregate the people in an apartment complex.

3 OR MORE UNRELATED PEOPLE The city of Pittsburgh prohibits more than 3 unrelated people from living together. Sometimes landlords will go around this law by allowing more people to reside in the rental unit than listed on the lease. If you are in this position, it is recommended that the tenants named on the lease sign an agreement with the tenants not on the lease to protect the rights and obligations of each tenant. Unfortunately this agreement among the 4 or more tenants may not be enforceable because the practice is illegal in the first place. Until the City changes the law, this is at least some form of accountability.

Pennsylvania’s Landlord- Tenant Act: During the first year of lease: no landlord may require more than two month’s rent as a security deposit. HOWEVER, PA landlords may be able to ask for advance payment of the last month’s rent AND two month’s rent as a security deposit, for an amount equal to 3 month’s rent up front. . During the second (or more) years of the lease: a landlord cannot ask for more than one month’s rent as a security deposit. If the lease is in the fifth year or more: a landlord has the right to increase rent, but cannot likewise increase the tenant’s security deposit. The Landlord-Tenant Act is found at Title 68, Pennsylvania Statutes, § 250.

BEFORE SIGNING THE LEASE Be sure to take pictures of the apartment/house before signing the lease, and try to have the landlord sign a statement recognizing that damages existed before the lease was signed. You are allowed to negotiate changes to a lease including the landlord’s written promise to repair damages by a certain date (Example: the move-in date) READ THE LEASE!! Don’t be afraid to ask questions if you don’t understand something Pitt’s SGB provides an Attorney who can answer any questions

PART TWO: LEASE TERMS

SUGGESTED LEASE CLAUSES (TO AVOID POTENTIAL PROBLEMS DURING TENANCY) Security and/or damage deposit Last month’s rent Use clause (limiting how the tenant may use the property) Maintenance clause (spelling out who is responsible for which maintenance) Limitation on landlord’s liability Limitation on assignment of the lease by tenant Clause putting duty on tenant for own insurance Clause granting attorney’s fees for enforcement of the lease Late fee and fee for bounced checks A clause concerning abandoned property should be in the lease. Limitation on number of persons living in the unit In a condo, a clause stating that tenant must comply with all rules and regulations of condo Requirement that if locks are changed, the landlord is given a key Limitations on pets Limitations on where cars may be parked Limitation on storage of boats, etc. on property In a single family home or duplex, a landlord may put most of the duties for repair on the tenant Commercial leases should include clauses regarding factors related to the business use of the premise

PROBLEMATIC CLAUSES EXCULPATORY CLAUSES This is a clause in the lease that releases the landlord from any responsibility of damages or injuries to persons or property. May be upheld by a court if the intention of the tenants to release the landlord from liability is clear in the lease, and the tenants have relatively equal bargaining power. WAIVERS OF LIABILITY OR RIGHTS A clause waiving: the tenant’s rights to have guests The tenant’s rights stated in the Utility Service Tenants Rights Act (sections 3 -11) are void and unenforceable See Title 68 , Pennsylvania Statutes, § 399

BACKING OUT OF A LEASE There is no law that allows a rescission period for a lease. That is, once a lease has been signed by both the landlord and tenant(s), it is legally binding. There is no right to change your mind. Also, in Pennsylvania, you can technically agree for a lease of up to three years orally, without a written agreement, so be careful what you agree to.

SECURITY DEPOSITS During the first year of lease, PA landlords are not allowed to ask for more than two months as a security deposit (which is refundable as long as the tenant does not leave any damage). Tenants have the right to know the bank and account number that their security deposit is being kept in for the term of their lease. A landlord is given 30 days, upon termination of the lease, to provide a written list of damages to the leased property.

SECURITY DEPOSITS CONTINUED The difference between the amount of the security deposit and the amount of property damage must also be given to the tenant with the written list. Tenants can demand actual invoices from repairs or other proof that the repairs were made out of their deposit. If the landlord fails to abide by these requirements, a court can order him/her to pay twice the amount owed as damages.

ASSIGNMENTS AND SUBLEASES Unless stated in the lease, a landlord cannot prohibit a tenant from assigning their lease to someone else, or from subletting all or some of the premises. However, a landlord may (and usually does) require approval by the landlord. Sublease: the tenant enters into a new agreement with a third party who deals only with the tenant. This occurs when the original tenant retains an interest in the lease terms and plans to move back in after some time. Assignment: a tenant assigns all of their interest in a lease to another party who takes over the tenant’s position and deals with the landlord directly. If the new tenant stays for the rest of the lease terms, then it is considered to be an assignment.

RAISING THE RENT The landlord can raise the rent only during a periodic tenancy, not a fixed-term lease. There is a one period notice period to make any changes in the lease terms. For example, if you have a week-to-week tenancy, then you will get one week’s notice. Under a fixed tenancy, the landlord is prohibited from raising the rent mid-lease. Any changes to the terms would have to be in writing, signed by the landlord AND the tenant(s).

PART THREE DURATION OF THE LEASE

LANDLORD DUTIES The landlord’s duties are not only to his or her tenants, but also to the tenants’ visitors. The landlord retains control of the stairways, passages, roadways, and other common facilities. The landlord has the responsibility to maintain their safety in use.

LANDLORD DUTIES CONTINUED It is recommended that tenants notify their landlord in writing of any defects. During the time of the lease, the landlord cannot escape liability if s/he knows, or has reason to know, of a defect. Particularly, if the defect was such that it could have been discovered by reasonable inspection by the landlord.

CODE VIOLATIONS The proper contact to report code violations is Pittsburgh Public Safety Common housing codes requirements to look out for: Both hot and cold water must be provided Working system and thermostat (65+ degrees during heating season) Keep the floors, stairs, porches, handrails, windows, screens, and doors in good repair A working fire alarm and an emergency exit that leads to the outside of the building

WARRANTY OF HABITABILITY A residential tenant is automatically given a warranty by the landlord that the place is safe and livable, and will remain so during the term of the lease. (does not need to be in the lease) This warranty ensures that the services necessary to the life, health, and safety of the tenant will be provided. A breach of this warranty means conditions must be truly unlivable. For example, a lack of cooking gas is not sufficient, but no heat is sufficient.

TENANT’S RIGHTS AND DUTIES RIGHTS To have guests, so long as s/he complies with her or his duties. To have guests stay with him or her as long as the tenant is abiding by the rules. To receive cable television from any company of his or her choice. These rights cannot be waived. DUTIES To follow all regulations set forth by the requirements of all municipal, county, and Commonwealth codes. To not permit anybody (including the tenant) to destroy or damage any part of the property To not permit any person to disturb the peace.

LANDLORD’S ACCESS TO THE PREMISES Under the PA Landlord-Tenant Act, there are no regulations that allow a landlord to access the residence rented by the tenant, unless otherwise noted in the lease. Landlords may reserve the right to access the apartment/house for reasons such as: Inspecting the premises To supply agreed services Upon agreement with the tenant, to repair, decorate, or improve the dwelling unit. To exhibit the residence to potential purchasers, tenants, contractors, etc. Usually the lease should provide a notice period for such visits, 24 hours for example, except in the case of a maintenance emergency.

VIOLATIONS BY THE TENANT RENT DUE DATE: the most common violations made by tenants are late rent payments It is important to clarify when rent payments are due. VACATING EARLY: If the tenant breaks the lease terms by moving out early, a landlord may do one of three things: End the lease and take back possession of the property Take possession of the property for the account of the tenant, and hold the tenant liable for the difference between rent due under the lease and the rent eventually received Sue the tenant for the full rent as it comes due, leaving the unit vacant.

VIOLATIONS BY TENANTS (CONTINUED) DAMAGE TO THE PREMISES: if intentional damage is done to the property, a landlord may terminate tenancy. LEASE VIOLATIONS: if a tenant violates leasing terms, a landlord may terminate tenancy. BOUNCED CHECKS

PART FOUR AFTER THE TENANCY

PROPERTY ABANDONED BY TENANT Generally, a tenant does not lose his or her personal property by not removing it from the leased premises after the termination of the lease.

TERMINATING THE TENANCY --TERMINATION AT END OF THE LEASE TERM- When the lease is over Landlords must notify the tenant in writing that s/he must vacate the property in the time frame given in the notice. If the lease is for more than one year, the landlord must notify the tenant to vacate after 30 days. If the lease is for one year or less, the landlord’s notice must specify that the tenant vacate after 15 days.

TERMINATING THE TENANCY --EARLY TERMINATION BY TENANT- If the property is damaged or destroyed, the tenant still has an obligation to pay rent. If the landlord fails to comply with the lease, the tenant may be able to move-out early. This, however, depends on if the premises are livable or not. When a tenant vacates early, it actually is giving the landlord the opportunity to end the lease, and not the tenant.

TERMINATING THE TENANCY --EARLY TERMINATION BY LANDLORD- There are only two reason as to why a landlord could end a lease early: Nonpayment of rent The landlord must first demand the rent before ending leasing terms Forfeiture The of the lease for violation of its terms violation itself will not necessarily be considered grounds for ending a lease, but the damages the landlord sustained.

PART FIVE RESOURCES AROUND PITT

PITT OFF- CAMPUS LIVING Pitt Police 3412 Forbes Avenue In an emergency please call: (412) 624 -2121 http: //www. police. pitt. edu/ Off-Campus 127 Living N Bellefield Ave 412 -624 -6998 http: //www. ocl. pitt. edu/index. html

LEGAL SERVICES Allegheny Public County Housing Authority Safety 625 Stanwix St (12 th floor) File a complaint or fraud by calling: (412) 402 -2502 http: //www. achsng. com/depts/publicsafety. htm SGB Attorney For Pitt Students ONLY: Mark Galzerano, P. C. 835 William Pitt Union 412 -648 -7970 http: //www. pittgpsa. org/legal. jsp

MISCELLANEOUS RESOURCES The Fair Housing Partnership Promotes fair and equal housing choice and opportunity 2840 Liberty Avenue (Suite 205) (412) 391 -2535 http: //www. pittsburghfairhousing. org/ Bureau of Building Inspectors 200 Ross Street (3 rd Floor) (412) -255 -2175 BBI_DPWRequests@city. pittsburgh. pa. us http: //www. city. pittsburgh. pa. us/bbi/

MISCELLANEOUS RESOURCES (CONTINUED) Pittsburgh Poison Center 3705 Fifth Avenue at De. Soto St In an emergency please call: 1 -800 -222 -1222 (412) 681 -6669 www. chp. edu/clinical/03 a_poison. php Allegheny Housing 3190 County Health Department and Community Environment Sassafras Way (412)-350 -4046 http: //www. achd. net/housing/commenvironstart. html

MISCELLANEOUS RESOURCES (CONTINUED) Dominion People’s Gas 625 Liberty Ave (412) 244 -2626 http: //www. dom. com/ Equitable 200 Gas Allegheny Center Mall 1 -800 -654 -6335 http: //www. eqt. com/

MISCELLANEOUS RESOURCES (CONTINUED) Duquesne Light: 1 -888 -393 -7100 http: //www. duquesnelight. com/ Allegheny County Health Department Offers free smoke alarms to residents of Allegheny County. For an installation please call: (412) -247 -7800