PUBLIC NOTICE. Members ofthe Public and Districts ofthe Tohono O'odham Nation

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1 P.O. Box 837 TOHONO O'ODHAM LEGISLATIVE Telephone: (520) Sells, Arizona Fax No.: (520) BRANCH PUBLIC NOTICE TO: Members ofthe Public and Districts ofthe Tohono O'odham Nation FROM: Billman Lopez, Chairman ~ Housing Committee '~ DATE: November 14, SUBJECT: Notice ofpublic Comment Period fo r Proposed Residential Land Lease Law and Amendments to the Nation's Housing Code The Housing Committee is distributing for public comment the attached draft Residential Land Lease Law and amendments to the Nation's Housing Code. If approved, the Residential Land Lease Law and Housing Code amendments would provide a way for the Nation, Nation' s members, and TOKA to participate in federal homeownership programs such as Housing and Urban Development's Section 184 Indian Home Loan Guarantee Program. The draft Residential Land Lease law outlines the process by which a Nation's member or the Tohono O'odham Ki:Ki Association could lease a parcel ofland for the purpose ofobtaining a mortgage from a private lender. The amendments to the Nation's Housing Code primarily address the ability ofthe private lender and federal program to enforce foreclosure provisions currently in the Nation's Housing Code. These proposed legislative actions would only affect Nation's members who choose to participate in federal homeownership programs. The district council's authority to assign homesites to Nation's members not applying fo r a residential land lease would remain unchanged. 1

2 Please submit your written comments by December 31,201 4 to the Housing Committee Chairperson Billman Lopez at the Legislative Council modular, at billman.lopez@tonationnsn.gov, or mail to: ATTN: Housing Committee Chairperson Tohono O'odham Legislative Branch P.O. Box 837 Sells, Arizona If there are any questions, please contact Chairman Lopez at or by at billman.lopez@tonation-nsn.gov

3 TOHONO O ODHAM CODE TITLE 18 HOUSING Section 5101 Purpose CHAPTER 5 RESIDENTIAL LAND LEASES FOR LEASEHOLD MORTGAGES The purpose of this Chapter is to enable Nation s members to receive the benefits of a Federally Sponsored Loan Program supporting homeownership by authorizing interests in Nation s Land to be pledged as security for a leasehold mortgage while protecting the interests of the Nation, borrower, lender, and any federal agency or tribal housing entity involved in such program. Section 5102 Definitions Federally Sponsored Loan Program refers to loans insured by private loan insurers, federal agencies or lending institutions, including but not limited to the Veteran s Administration ( VA ), the Department of Housing and Urban Development ( HUD ), the Federal Home Administration ( FHA ), or Department of Agriculture ( USDA ), which loan money, guarantee or insure loans to Native Americans for construction, acquisition, refinancing or rehabilitation of a home under Section 184 or 248 of the National Housing Act, such as but not limited to, the Native American Veterans Direct Loan Program, HUD Section 184 Home Loan Guarantee Program or any other similar federal law or loan guarantee program intended to provide loans to Native Americans secured by property within the Nation or within the jurisdiction of the Nation. Leasehold Mortgage means the mortgage of a Residential Land Lease, as defined in this Chapter, given to secure a loan made under a Federally Sponsored Loan Program for residential housing. Nation s Land means all land within the exterior boundaries of: (a) the Sells Tohono O odham Reservation established by the Executive Order of February 1, 1917, and the Act of February 21, 1931 (46 Stat. 1202, chapter 267); (b) the San Xavier Reservation established by the Executive Order of July 1, 1874; (c) the Gila Bend Indian Reservation established by the Executive Order of December 12, 1882, and modified by the Executive Order of June 17, 1909; (d) the Florence Village established by Public Law (92 Stat. 595); and (e) such other lands as may have been or may hereafter be added thereto by purchase, gift, act of Congress or otherwise. 1

4 Residential Land Lease or Lease means a written agreement entered into between the lessor and a lessee or between a sublessor and a sublessee where the lessee or sublessee is granted a right to possess, occupy, and use Nation s Land for a residential purpose and for a specific duration in accordance with this Chapter. Secretary means the Secretary of the Department of the Interior. "TOKA" means the Tohono O odham Ki:Ki Association, the Nation s Tribally Designated Housing Entity. Section 5103 Residential Land Leases Any eligible tribal participant may apply for a Residential Land Lease within the Tohono O odham Nation for the purpose of participating in a Federally Sponsored Loan Program. A Residential Land Lease shall not exceed the acreage necessary for the residential purpose specified, as determined by the lessor of such land, and shall comply with the applicable laws and requirements of the Federally Sponsored Loan Program. No Residential Land Lease shall lose its designation as such by Legislative Council resolution or otherwise. It is the intent and purpose of this Chapter that such designation shall be for the term designated in the Lease and is irrevocable. (D) The Nation s Realty Office shall process the application for a Residential Land Lease, which shall be subject to approval by the Legislative Council and the Secretary. TOKA shall provide homeowner and housing related information. (E) A Residential Land Lease shall be limited to a maximum term of 25 years, with an automatic option to renew for an additional 25 years. Each lessee shall be provided notice by the Nation s Realty Office of the automatic renewal 60 days prior to the expiration of the first term of 25 years. All executed Leases and Leasehold Mortgages will be recorded in accordance with the procedures established by the Nation s Realty Office and with the Bureau of Indian Affairs Land Titles and Records Office. (F) Residential Land Leases are distinct and separate conveyances of interests in land from the interests in land conveyed by District Councils with respect to homesite assignments. (G) For the purposes of implementing this Chapter, Residential Land Leases shall include such mandatory provisions as required by and set forth in model lease forms approved by the federal agencies administering the Federally Sponsored Loan Program. 2

5 (H) To participate in a Federally Sponsored Loan Program on Nation s Lands, either an eligible tribal participant or the Nation's TOKA must lease or sublease the land from the Nation, or from a designated Master Lessee through a Residential Land Lease. If the eligible tribal participant already has a homesite assignment, the eligible tribal participant may apply for a Lease on the same parcel or tract of land, provided that in the event of a conflict between the terms of an approved Lease and homesite assignment, the terms of the Lease shall control. (I) The respective Legislative Council oversight committee will recommend an annual rental payment for proposed Residential Land Leases entered into directly by and between the Nation and an eligible tribal participant that will be subject to approval by the Legislative Council and eligible tribal participant. The annual rental payment for a proposed Residential Land Lease entered into directly by and between the TOKA and an eligible tribal participant shall be determined by the TOKA in conformance with applicable federal tribally designated housing entity regulations. Section 5104 Eligible Tribal Participants Residential Land Leases are limited to eligible tribal participants. An eligible tribal participant is: An enrolled member of the Nation: (1) who is at least 18 years of age, or if below the age of 18, has a guardian or conservator who has been appointed by a court of competent jurisdiction; and (2) whose residential lease has not been terminated due to a Federally Sponsored Loan Program lender s enforcement of its rights under a leasehold mortgage. The Nation s tribally designated housing entity. The Nation. Section 5105 Nation s Realty Office The Nation s Realty Office will provide information about the Residential Land Lease application process, including referrals to the TOKA or appropriate federal agencies and options for obtaining the information required under Section 5106 or other relevant homebuyer education information. In coordination with respective Nation s programs or entities, the Nation s Realty Office shall develop an informational document for potential applicants, including a list of relevant 3

6 factors to consider when selecting a potential Residential Land Lease site. The Nation s Realty Office may update this document as it deems appropriate. Upon request, the Nation s Realty Office will contact the Bureau of Indian Affairs to provide a preliminary title status report to a prospective applicant. (D) The Nation s Realty Office and TOKA shall have available copies of the model lease forms approved by federal agencies administering the Federally Sponsored Loan Program. Section 5106 Application Process Subject to final approval by the Legislative Council and Secretary, the TOKA or any eligible tribal participant may apply to the Nation s Realty Office for a Residential Land Lease. The Nation s Realty Office may develop a standard application form, which shall at a minimum include the following: (1) full name of the applicant and name of applicant s spouse, if any; (2) current address and phone number; (3) enrollment number; (4) written confirmation that eligible participant pre-qualifies or is pre-approved by the respective Federally Sponsored Loan Program; (5) a description of the tract or land parcel that will be subject to a Leasehold Mortgage, either in the form of a legal description and an accompanying (i) survey plat map signed by and attested to by seal of a registered land surveyor; (ii) a survey-grade global positioning system description; or (iii) such description prepared by a registered land surveyor that is sufficient to identify the requested tract or land parcel in a form acceptable by the Federally Sponsored Loan Program or lender thereunder; (6) the purpose of the Lease and authorized uses of the leased premises; (7) a preliminary site plan identifying the proposed location of residential development, roads, utilities, availability of police and fire rescue, if applicable, and a description of existing structures, if any; (8) information concerning ownership of any permanent improvements and the responsibility for constructing, operating, maintaining, and managing permanent improvements; 4

7 (9) the respective District Council s resolution supporting the applicant s Lease request; provided that if an applicant requests a Residential Land Lease on his or her current homesite assignment, the District Council resolution shall state that in the event of a conflict between the terms of the Residential Land Lease and homesite assignment, the terms of the Residential Land Lease and Leasehold Mortgage shall control; (10) environmental and archeological reports, surveys, and site assessments and/or clearances as needed or required for compliance with applicable federal and Nation s environmental laws and regulations; and (11) if eligible tribal participant is applying for a Federally Sponsored Loan Program loan with a non-member or non-indian, written confirmation that loan co-signor understands that he or she will not be an authorized lessee in the event of separation, divorce, or death. The application of the TOKA shall include the following: (1) full names of the eligible tribal participants; (2) current address and phone number of the eligible tribal participants; (3) enrollment number of the eligible tribal participants; (4) written confirmation that eligible participant pre-qualifies or is pre-approved by the respective Federally Sponsored Loan Program or the TOKA; (5) a description of the tract or land parcel that will be subject to a Residential Land Lease and Leasehold Mortgage, either in the form of a legal description and an accompanying (i) survey plat map signed by and attested to by seal of a registered land surveyor; (ii) a survey-grade global positioning system description; or (iii) such description prepared by a registered land surveyor that is sufficient to identify the requested tract or land parcel in a form acceptable by the Federally Sponsored Loan Program, TOKA or lender thereunder; (6) the purpose of the Lease and authorized uses of the leased premises; (7) a preliminary site plan identifying the proposed location of residential development, roads, utilities, availability of police and fire rescue, if applicable, and a description of existing structures, if any; (8) a copy of the proposed sublease between the TOKA and the eligible tribal participants; 5

8 (9) environmental and archeological reports, surveys, and site assessments and/or clearances as needed or required for compliance with applicable federal and Nation s environmental laws and regulations; and (10) the respective District Council s resolution supporting the TOKA s request; provided that if TOKA s request includes an eligible tribal participant with a current homesite assignment, the District Council resolution shall state that in the event of a conflict between the terms of the Residential Land Lease or sublease and homesite assignment, the terms of the Residential Land Lease or sublease shall control. (D) Upon receipt and review of a complete application, the Nation s Realty Office shall contact the Bureau of Indian Affairs to obtain a certified title status report to verify any existing liens or encumbrances for the requested tract or parcel. (E) As soon as the Nation s Realty Office receives a certified title status report for the requested tract or parcel, the Nation s Realty Office shall notify the applicant. (F) The Nation s Realty Office and applicant shall present information required under this subsection to the Legislative Council in accordance with the Legislative Rules. (G) All Residential Land Leases must be approved by Legislative Council resolution before the Lease is sent to the Bureau of Indian Affairs for approval by the Secretary and thereafter, for recording. Section 5107 Rights Conveyed By Residential Land Lease The proper execution, delivery, and recording of a Residential Land Lease shall vest the named lessee or sublessee, as the case may be, with the rights as a lessee to occupy, use and control the leased premises as described in the Residential Land Lease or sublease for the duration of its term to the exclusion of the rights of other persons subject to the following: Any right of the United States of America under federal laws that restrict alienation of tribal lands for the benefit of the Nation. The Nation s authority to assert its police powers, including but not limited to the enforcement of public health, safety, and welfare laws, land use control laws, building or zoning codes, or criminal laws. The rights of a Federally Sponsored Loan Program lender arising under the terms of a Leasehold Mortgage authorized by this Chapter. (D) The Nation s or, in the event that the TOKA is a party thereto, the TOKA s right of access over, under, into, and upon any parcel or tract of land that is subject to a Residential Land 6

9 Lease, as deemed necessary by either the Nation for governmental activities, including but not limited to providing utility services; or the TOKA, as sublessor, in accordance with the terms of the Residential Land Lease or sublease. (E) The Nation s right to and authority over the Nation s lands, water resources, minerals, sand, gravel, other natural resources, archeological resources, flora, fauna, and other resources on the Nation s lands. (F) The rights of the Nation in and to all ceremonial, burial, and sacred grounds. Section 5108 Rights Conveyed by Leasehold Mortgage The proper execution, delivery by the parties thereto and recording of a Leasehold Mortgage shall vest the Federally Sponsored Loan Program lender with a valid and enforceable security interest in the leased premises that is subject to a Residential Land Lease and the rights thereunder. The security interest is enforceable in the Tohono O odham Judicial Court in accordance with the terms of the Leasehold Mortgage, the provisions of the Nation s Housing Code and other applicable Nation s laws. Any purported security interest granted to and/or for the benefit of any person, entity or agency other than a lender pursuant to and/or under a Federally Sponsored Loan Program shall be deemed null and void and of no legal force or effect. In addition, any provision of a Leasehold Mortgage shall be deemed null and void and unenforceable if it is: (1) Contrary to the terms, conditions or regulations of the applicable Federally Sponsored Loan Program; or (2) Contrary to the provision of any Nation s law in effect at the time the Leasehold Mortgage was executed. The security interest of a Federally Sponsored Loan Program lender in the leased premises that is subject to a Leasehold Mortgage and a Residential Land Lease, shall be perfected by recording the Leasehold Mortgage in accordance with the Nation s Housing Code. A Leasehold Mortgage recorded in accordance with the Nation s Housing Code shall have priority over any lien that has not been perfected by being recorded at the Nation s Realty Office at the time of recording such Leasehold Mortgage and over any subsequent lien or claim except a lien or claim arising from any leasehold tax of the Nation assessed after the date of recording of the Leasehold Mortgage. Section 5109 Assignment and Sublease of Residential Land Lease 7

10 The lessee or sublessee under a Residential Land Lease shall have the right to assign, sublet, or encumber a Residential Land Lease only as follows: (1) Subject to the security interest of a Federally Sponsored Loan Program lender in the Residential Land Lease pursuant to the terms of a Leasehold Mortgage perfected in accordance with Section 5108 of this Chapter. (2) With prior written approval of the Nation, lessor, and Federally Sponsored Loan Program lender. (3) In the case of a Residential Land Lease with the TOKA as sublessor, subject to any applicable TOKA program policies, federal regulations and the terms of the Residential Land Lease with the eligible TOKA housing program participants. Any other conveyance, unless otherwise permitted by law, shall be null, void, and of no legal force or effect. Section 5110 Leasehold Mortgage Default In the event a lessee or sublessee under a Residential Land Lease encumbered by a Leasehold Mortgage is 30 days past due on his or her mortgage payment, the lender may proceed under Section 4503 of the Nation s Housing Code, Foreclosure Procedures, and other applicable sections of the Housing Code. Lessee may assign the Residential Land Lease and deliver possession of the leased premises, including any improvements thereon, to the lender or its successors, or federal agency guaranteeing or insuring the loan, if lessee or sublessee defaults under the terms of a Leasehold Mortgage or other loan agreement for which the Residential Land Lease and/or improvements, including a dwelling unit on the leased premises, are pledged as security for the repayment of such loan, and in such event, the Federally Sponsored Loan Program lender or its successors in interest thereafter may transfer the lessee s or sublessee s interest in such Residential Land Lease or possession of the leased premises to a successor lessee or sublessee, subject to all of the terms and provisions of the Residential Land Lease and in the case of a Residential Land Lease with the TOKA as sublessor, subject to any applicable TOKA program policies and federal regulations, provided, however, that the Lease may only be transferred to another eligible tribal participant. Section 5111 Construction In the event of a conflict between this Chapter and any other Nation s laws affecting Residential Land Leases, the provisions of this Chapter shall control. 8

11 Nothing in this Chapter shall be interpreted as restricting, limiting or otherwise diminishing in any manner, a District s authority under Article XVI, Section 4 of the Constitution of the Tohono O odham Nation to assign homesites; provided that in the event of a conflict between a Residential Land Lease and a homesite assignment for the same parcel of land, the terms of the Residential Land Lease shall control. Section 5112 Enforcement The Nation's Realty Office and Office of the Attorney General may file an action or proceeding in the Tohono O odham Judicial Court for the enforcement of any provision of this Chapter and the enforcement of the terms of any instrument in which the Nation has an interest including but not limited to a Residential Land Lease. The foregoing notwithstanding, unless pursuant to the rights of the Nation arising under the terms of any Federally Sponsored Loan Program pursuant to which a Leasehold Mortgage is made, only the Federally Sponsored Loan Program lender or its approved successor or assignee, shall be entitled to enforce its security interest arising under a Leasehold Mortgage. The Tohono O odham Judicial Court shall have exclusive jurisdiction and authority to hear any enforcement action or proceeding brought under this Chapter or the Nation's Housing Code. The Tohono O odham Judicial Court is authorized to award monetary damages and to grant equitable relief in accordance with the purposes and intent of this Chapter; provided that the Nation s sovereign immunity is not waived with regard to the award of any damages, costs of suit, including attorney s fees, or other monetary relief against the Nation. In all such cases, the immunity of the Nation is expressly preserved. 9

12 TOHONO O ODHAM NATION HOUSING CODE TABLE OF CONTENTS ARTICLE 1 GENERAL PROVISIONS PAGE 4101 Applicability Definitions Jurisdiction Purpose and Interpretation Relation to Other Laws Severability 6 ARTICLE 2 LANDLORD/TENANT RESPONSIBILITIES AND REMEDIES 4201 Rental Agreements Rules and Regulations Landlord Responsibilities Tenant Responsibilities Tenant or Purchaser Remedies Landlord Remedies Abandoned Dwelling Units 11 ARTICLE 3 GROUNDS FOR EVICTION/NOTICE OF INTENT TO TERMINATE LEASE REQUIREMENTS/PRE-EVICTION OPTIONS 4301 Grounds for Eviction Notice of Intent to Terminate Lease or Mortgage Serving the Notice of Intent to Terminate Lease or Mortgage Pre-Eviction Options 14 ARTICLE 4 JUDICIAL EVICTION PROCEDURES 4401 Filing of Complaint for Eviction Action Upon Filing Complaint Commencement of Proceedings Defenses Discovery and Pre-hearing Proceedings Standard of Proof Judgment Form of Judgment Execution of Judgment Stay of Execution Appeals 19

13 4412 Service of Order of Eviction Forcible Eviction No Self-Help Eviction Security Deposits 20 ARTICLE 5 MORTGAGE AND FORECLOSURE 4501 Priority Recording Foreclosure Procedures Foreclosure and Complaint and Summons Judicial Process Cure of Default by Subordinate Lienholder Judgment and Remedy Foreclosure Evictions Certified Mailing to Lessor Intervention 26 ARTICLE 6 DISTRICT RIGHTS IN HOMESITE ASSIGNMENTS AFTER FORECLOSURE 4601 District Rights in Homesite Assignments Effect of Foreclosure on Ownership of Homesites Procedure for Reassignment of Homesites After Foreclosure 26

14 TOHONO O ODHAM NATION HOUSING CODE ARTICLE 1 - GENERAL PROVISIONS 4101 Applicability. The Tohono O odham Nation Housing Code ( Code ) shall apply to any and all arrangements, formal or informal, written or verbal, for selling, buying, renting, leasing, occupying, or using any and all housing, dwellings, or accommodations for human occupancy and residence. It shall also apply to any and all mortgages and agreements to secure an interest in a building for human occupancy and residence within the territorial jurisdiction of the Nation. Nothing in this Code shall be interpreted to prevent any person from leasing, renting, or occupying a traditional home constructed with traditional Tohono O odham materials and methods. The following arrangements are not governed by this Code: Residence at a public or private institution, if incidental to detention or for the purpose of receiving medical, geriatric, educational, counseling, religious, or similar services; or Occupancy in a hotel, motel, or other commercial lodging Definitions. As used in this Code, the following definitions shall apply unless the context plainly requires otherwise: (D) (E) (F) Action, suit or lawsuit, claim, complaint, or defense shall include any dispute between persons or entities which relate to the sale, rental, use or occupancy of any housing, dwelling, or accommodation for human occupancy, including but not limited to monetary claims and claims for damages. Adult is any person 18 years of age or older. Borrowers/Mortgagor includes the Nation, the Ki:Ki Association, or any individual Nation s member who has executed a mortgage or a leasehold mortgage. Building is a structure and any attachments, annexes, or additions designed for habitation, shelter (e.g., ramada), storage, etc. Building or housing codes include any law, ordinance, or regulation of the Nation or an agency of the United States which deals with fitness for habitation, health conditions, or the safety, construction, maintenance, operation, occupancy, use or appearance of any dwelling unit. Court is the Tohono O odham Judicial Court, including each of its divisions, and any other courts established under the laws of the Tohono O odham Nation 1

15 (G) (H) (I) (J) (K) (L) (M) (N) (O) (P) District means any District of the Nation recognized by the Constitution of the Tohono O odham Nation or any future law of the Nation. Dwelling unit is a house or building or portion thereof which is rented or leased as a home or residence by any person. Guest is any person, other than the tenant, in or around a dwelling unit with the permission and consent of the tenant. Ki:Ki Association is the Tohono O odham Ki:Ki Association, a Tribally Designated Housing Entity established by Tohono O odham Nation Ordinance No , as amended. Indian is any person who is enrolled or eligible for membership in any federally recognized Indian tribe. Indian Country, the territorial jurisdiction, or the jurisdiction of the Nation shall include all lands owned by, held in trust for, leased, occupied, or otherwise controlled by the Nation as well as any ownership or use by an entity of the Nation; those terms shall include any and all areas which may constitute the Indian Country of the Nation under applicable provision of its laws or the laws of the United States specifically including allotted lands and privately owned lands within the boundaries of the Nation. Landlord includes the Tohono O odham Nation, Ki:Ki Association, a person, entity or federal government agency which is the owner, lessor, or sublessor of a dwelling unit intended for the use of tenants. Lease is an agreement, written or oral, as well as valid rules and regulationsa written agreement, regarding the terms and conditions of the use and occupancy of real property, dwelling unit, building, or premises, including a lease-to-purchase agreement. Lease Mortgage is the mortgage of lease of property given to secure a loan, and may be created under any federal agency homebuyer program, the Mutual Help Home Ownership administered by the Ki:Ki Association, or any other agreement entered between a borrower/mortgagor and a lender/mortgagee. Lender Designated Assignee. Any lender as defined in the Code may assign or transfer its interest in a Mortgage or lease and/or leasehold mortgage to a designated assignee. If the mortgage or lease and/or leasehold mortgage falls under a federal agency homebuyer or loan guarantee program, the lender must seek written approval from the District in which the dwelling unit is located,nation of a proposed Designated Assignee any time prior to such assignment, transfer or assumption, except where the U.S. Government and federal agencies guaranteeing or insuring the mortgage or leasehold mortgage acts as a 2

16 lender-designated assignee. (Q) (R) (S) (T) (U) (V) Lender/Mortgagee is any private lending institution established to primarily loan funds and not to invest in or purchase properties, the Tohono O odham Nation, Ki:Ki Association, or a federal agency which loans money, guarantees or insures loans to a borrower for construction, acquisition, or rehabilitation of a home. It is also any lenderdesignated assignee or successor of such Lender/Mortgagee. Lessor is the legal, beneficial, or equitable owner of property under a lease. Lessor may also include the heir, successor, executor, administrator, or assign of the lessor. Lessee is a tenant of a dwelling unit, user and/or occupier of real property, or the homebuyer under any federal mortgage program. The lessee may, for purposes of federal agency home mortgage programs, be the Ki:Ki Association. Mobile home is a structure designed for human habitation and for being moved on a street or highway. Mobile home includes prefab, modular and manufactured homes, but not recreational vehicles or commercial coaches. Mortgage is a lien to secure advances on, or the unpaid purchase price of a building or land, any may refer both to a security instrument creating alien, whether called a mortgage, deed, or other term, as well as the credit instrument, or note secured thereby. Mortgage Foreclosure Proceeding is a proceeding: (1) To foreclose the interest of the Borrower(s)/Mortgagor(s), and each person or entity claiming through the Borrower(s)/Mortgagor(s), in real property, a building, or in the case of a leasehold mortgage, a lease for which a mortgage has been given under the home purchase program of any federal agency; and (2) To assign where appropriate the Borrower(s)/Mortgagor(s), interest to a designated assignee. (W) (X) (Y) Nation means the Tohono O odham Nation. Depending upon the context, Nation means the government of the Tohono O odham Nation, a sovereign and federally recognized Indian tribe; reservation lands within the exterior boundaries of the Nation and all lands within the jurisdiction of the Nation. Nuisance is a condition or situation that interferes with health and safety or the use or enjoyment of property. Owner is any person or entity having legal title to all or part of land or a dwelling unit, including the legal right to own, manage, use, or control a dwelling unit under a 3

17 mortgage, long-term lease, or any other security arrangement. (Z) Person includes the Tohono O odham Nation, Ki:Ki Association, an individual or organization. Depending upon the context, person may also mean a public agency, corporation, partnership, or other entity. (AA) Premises is a dwelling unit and the structure of which it is a part, and all facilities and areas connected with it, including grounds, common areas, and facilities intended for the use of tenants or the use of which is promised for tenants. (BB) (CC) Rent is all periodic payment to be made to a landlord or lessor under a lease. Subordinate lienholder is the holder of any lien, including a subsequent mortgage, perfected subsequent to the recording of a mortgage under the Code, except that the Tohono O odham Nation shall not be considered a subordinate lienholder with respect to any claim regarding a tribal tax on real property. (DD) Tenant is the lessee, sublessee, or person entitled under a lease or occupancy agreement to occupy a dwelling unit. (EE) Tribal Recording Clerk is the Nation s Realty Office administrator or other person designated by the Tohono O odham Nation to perform the recording functions required by this Code or any deputy or designee of such person Jurisdiction. Jurisdiction is extended over all buildings and lands intended for human dwelling, occupation or residence which may lie within: (1) The exterior boundaries of the Tohono O odham Nation; (2) Lands owned by, held in trust for, leased or used by the Nation, its members, the Tohono O odham Ki:Ki Association, or any other entity of the Nation; or (3) The Indian Country of the Nation, as may be defined by the laws of the Nation or of the United States specifically including allotted lands and privately owned lands within the boundaries of the Nation. Jurisdiction is extended over all persons or entities within the jurisdiction of the Nation who sell, rent, lease, mortgage or allow persons to occupy housing, dwellings, or accommodations for the purpose of human dwelling, occupation, or residence, and all persons who buy, rent, lease, or occupy such structures. Such jurisdiction is extended over all Indian and non-indian persons and entities whether they have a place of business 4

18 within the Nation. Any act within the Nation dealing with the subject matter of this Code shall be within the jurisdiction of the Nation. (D) Jurisdiction is not extended over dwelling units owned or controlled by the Bureau of Indian Affairs or the Indian Health Service. Jurisdiction over all matter arising within the jurisdiction of the Nation with respect to the subjects of this Code, and jurisdiction with respect to any persons or entity acting or causing actions which arise under this Code, shall be exercised by the Tohono O odham Judicial Court Purposes and Interpretation. This Code shall be interpreted and construed to fulfill the following purposes: (D) (E) (F) To simplify the law governing the occupation of the dwelling units, and to protect the rights of landlords and tenants. To preserve the peace, harmony, safety, health and the general welfare of the people of the Nation and those entering or residing on the Nation. To provide eviction procedures and require landlords to use those procedures when evicting tenants. To encourage landlords and tenants to maintain and improve dwellings on the Nation in order to improve the quality of housing as a resource. To simplify the law governing the rights, obligations, and remedies of owners, sellers, buyers, lessors, and lessees, of buildings. To make financing for the construction and/or the purchase of residences available on trust land within the Tohono O odham Nation by prescribing procedures for the recording, priority, and foreclosure of mortgages given to secure loans made by or through a government agency or lending institution Relation to Other Laws. Applicable Law. Unless expressly provided for otherwise herein, the laws of the Tohono O odham Nation shall apply to any action brought under this Code. Other Applicable Laws. Federal housing laws and regulations, including but not limited to the Native American Housing Assistance and Self-Determination Act of 1996, as amended ( NAHASDA ), 25 U.S.C et seq., may apply to actions brought under 5

19 this Code. Conflicts with Other Laws. (1) Nation laws: To the extent that this Code conflicts with laws of the Nation which have been enacted to comply with federal statutes or regulations, such other law of the Nation shall govern over the provisions of this Code if the other law of the Nation has specific applicability and is clearly in conflict with the provisions of this Code. (2) Except for laws of the Nation referred to in Section (1) above: All resolutions and ordinances of the Nation heretofore enacted relating to the subject matter of this Code, which are in conflict with this Code, are hereby repealed only to the extent of such conflict. (3) Federal laws: To the extent that this Code conflicts with any statute or regulation of the United States, the federal law shall govern if it has specific applicability and it is clearly in conflict with the provisions of this Code. (4) State laws: To the extent that the laws of any state may be applicable to the subject matter of this Code, such laws shall be read to be advisory and not binding and shall not govern the relations of the parties Severability. Each provision of this Code shall stand separate and independent of every other provision. If any provision of the Code or its application to any person or circumstance is held invalid by a court of competent jurisdiction, the invalidity shall not affect any other provisions or applications of this Code which can be given effect without the invalid provision or application, and to this end the provisions of this Code are severable. ARTICLE 2 - LANDLORD/TENANT RESPONSIBILITIES AND REMEDIES 4201 Rental Agreements. Effect of Rental Agreements. The provisions of this Code establish the minimum rights and responsibilities of landlords and tenants. A rental agreement may supplement these minimum rights and responsibilities provided the agreement is not inconsistent with them. Terms Prohibited in Rental Agreements. Unless expressly authorized by federal law or regulation, no rental agreement (including a lease reinstatement agreement) provision 6

20 shall be enforceable which requires the tenant to: (1) waive or forfeit his rights or remedies under this Code or any other applicable laws; (2) legally excuse or limit the liability of the landlord or to indemnify the landlord for any liability or responsibility imposed by this Code; (3) permit the landlord to evict the tenant without a court order; or (4) pay a late charge prior to the expiration of the grace period set forth in (D) Term of Tenancy. In the absence of a definite term in the rental agreement, the tenancy shall be month-to-month. Payment of Rent. In the absence of definite terms in the rental agreement, rent is payable at the landlord s office (if known) or at the dwelling unit. In the absence of definite amount, the amount of rent shall be the fair market value of the rental unit Rules and Regulations. The landlord may adopt reasonable rules and regulations regarding the use and occupancy of the dwelling unit. Such rules and regulations are enforceable against the tenant only if: (1) their purpose is to promote the health, safety, or welfare of the tenants, preserve the landlord s property from abusive use or make a fair distribution of services and facilities for all tenants generally; (2) the rules and regulations are reasonably related to the purpose for which they are adopted; (3) the rules and regulations apply to all tenants in a fair manner; (4) the rules and regulations are sufficiently clear to fairly inform tenants of their rights and duties; and (5) the tenant has notice of the rules and regulations before entering the rental agreement or when such rules or regulations are adopted. A rule or regulation that is adopted after the tenant enters into the rental agreement and that would result in substantial modification of the terms of the rental agreement shall not be valid unless the tenant consents to such a rule or regulations in writing Landlord Responsibilities. Each landlord who is subject to the provisions of the Code shall: Maintain the dwelling unit in a decent, safe, and sanitary condition. 7

21 (D) (E) (F) (G) (H) (I) (J) (K) Comply with applicable building and housing codes. Make all necessary repairs to put and maintain the premises in a fit and habitable condition, except when the tenant or purchaser or tenant s guest intentionally make the premises unfit or uninhabitable, in which case the tenant or purchaser shall be responsible for making such repairs. Keep common areas clean, safe, and secure. Ensure tenant or purchaser access to the dwelling unit. Maintain in good condition and safe working order all electrical, plumbing, sanitary, heating, ventilating, air-conditioning and other facilities and appliances, where such things are not the responsibility of the tenant or purchaser or are generated by an installation within the exclusive control of the tenant or purchaser. Provide and maintain proper and appropriate receptacles and facilities for the disposal of ashes, garbage, rubbish, and other waste. Provide running water, hot water, heat and ventilation in accordance with applicable building and housing codes, except to the extent the tenant or purchaser is required to do so. Guarantee the right of quiet enjoyment of the dwelling unit to the tenant or purchaser and ensure that the conduct of other tenants or purchasers, their guest, and other persons on the premises do not cause a nuisance, endangerment of public health and safety breach of peace or interference with the quiet enjoyment of the tenant or purchaser. Give sole possession of the dwelling unit to the tenant or purchaser in accordance with a rental agreement and refrain from: (1) entering the unit, except as authorized in 4204(K); (2) making repeated demands for entry otherwise lawful under 4204(K) but which have the effect of reasonably harassing the tenant or purchaser; (3) harassing, threatening, or physically assaulting the tenant or purchaser; or (4) locking the tenant or purchaser out of his dwelling unit without the tenant s or purchaser s consent. Disclose, in writing, the name, address, and telephone number of the person responsible for receiving rent, notices, and demands under this Code, the person authorized to manage the dwelling unit, the owner of the premises or his agent, and the person responsible for making repairs, where they are required Tenant Responsibilities. Each tenant who is subject to the provisions of the Code shall: 8

22 (D) (E) (F) (G) (H) (I) Pay rent without demand or notice at the time and place agreed upon by the parties. Immediately notify the landlord of any defects in the premises hazardous to life, health, or safety. Keep the dwelling unit reasonably clean and dispose of all ashes, garbage, rubbish, junk, and abandoned vehicles in a proper, sanitary, and safe manner. Use all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, and other facilities and appliances which are part of the dwelling unit or premises, and the property of the landlord, in a proper, safe, sanitary, and reasonable manner. Refrain from destroying, defacing, damaging, or removing any part of the dwelling unit, premises, or common areas. Pay reasonable charges for the repair or damages, other than normal wear and tear, to the dwelling unit, premises, or common areas caused by the tenant or guest, or to repair such damages as required under the rental agreement, within 30 calendar days of such damage. Not disturb the quiet and enjoyment of others or cause a breach of the peace. Not give up the dwelling unit to others, assign a lease arrangement, or sublease the dwelling unit without the landlord s written permission. Use the dwelling unit only for residential purposes as agreed, and not to use the unit or permit its use for any other purpose, including illegal conduct or any other activity which may harm the physical or social environment of the premises or the area around it. Vending or other activities may be permitted by written agreement with the landlord. (J) Abide by all rules and regulations established by the landlord in accordance with 4203 of this Code. (K) Provide the landlord access to the dwelling unit to perform maintenance and repairs, inspect the premises, supply necessary or agreed services, or show the dwelling unit to prospective buyers or tenants, provided that such access shall be at reasonable times when the tenant is present, and upon ten days written notice from the landlord, except in emergency situations where the health, safety or welfare of the tenant or the tenant s neighbors is in immediate danger or where the tenant consents. No tenant who unreasonably denies access to a landlord for these purposes may pursue an action or grievance on the grounds that any services or repairs were not provided Tenant or Purchaser Remedies. 9

23 Dwelling Unit Conditions. Unless expressly authorized by federal law or regulation, where a landlord has not complied with the landlord s responsibilities regarding dwelling unit conditions, as set forth in 4203-(K) of this Code, and where the tenant or purchaser has given written notice to the landlord and the landlord has failed, within a reasonable period of time, to cure the landlord s noncompliance, the tenant or purchaser may: (1) Withhold rent in cases where the landlord s noncompliance renders the dwelling unit uninhabitable; or (2) Make necessary repairs and deduct the cost of such repairs from the rent; or (3) Pursue an action in the Court seeking: (a) (b) (i) an order compelling the landlord to comply with his responsibilities as set forth in 4203-(K); (ii) an award of money damages, which may include a retroactive abatement of rent; and/or (iii) such other relief in law or equity as the court may deem proper, provided that no tenant or purchaser may institute such an action if a valid notice to quit based upon nonpayment of rent has been served on the tenant or purchaser prior to pursuing legal action. to terminate the rental or purchase agreement. Harassment and Quiet Enjoyment. Where a landlord violates his responsibilities as set forth in 4203(I) and 4203(J) of this Code, the tenant or purchaser may: (1) Recover damages not less than an amount equal to one month s rent and reasonable attorney s fees. (2) Pursue an action in the Court seeking an order compelling the landlord to comply with his responsibilities as set forth in 4203-(K), and such other relief in law of equity as the court may deem proper, provided that no tenant or purchaser may institute such an action if a valid notice to terminate lease or mortgage based upon nonpayment of rent has been served on him prior to his filing of the action. (3) Terminate the rental agreement. Identification of Landlord. Where a landlord fails to identify himself to the tenant or purchaser in accordance with 4203(K) of this Code, the tenant or purchaser is under no obligation to pay rent and terminate any existing rental or purchase agreement. 10

24 4206 Landlord Remedies. Where a tenant or purchaser has not complied with this Code or the agreement of the parties, the landlord has the right to: Give written notice to the tenant or purchaser to comply with the tenant s or purchaser s obligations, pay any monies due and owing under the agreement of the parties, or to terminate the agreement under which the tenant or purchaser occupies the premises and demand that all occupants leave the premises. Require repairs or maintenance which are the responsibility of the tenant or purchaser and compliance with rules and regulations imposed pursuant to Seek a Court order or judgment for the payment of monies or costs for compliance with the agreements and obligations of the tenant or purchaser, for termination of an agreement, payment of damages, eviction, or any other relief that the landlord may be entitled to by law or by the agreement of the parties Abandoned Dwelling Units. A landlord may regain possession of a dwelling unit, in accordance with this section, where the tenant has vacated the unit without notice to the landlord and does not intend to return. Intent not to return is shown by the removal by the tenant or tenant s agent of substantially all of the tenant s possessions and personal effects from the premises and either: (1) Nonpayment of rent for two or more months, (2) Terminated water or electrical utility services for more than one month, or (3) The tenant s express statement of intent to not occupy the premises after a specified date. The landlord may send notice to the tenant s last-known address both by regular mail, postage prepaid, and by certified mail, return receipt requested, stating that: (1) The landlord has reason to believe that the occupant has abandoned the dwelling unit; (2) The landlord intends to reenter and take possessions of the dwelling unit unless the occupant contacts the landlord within ten days of receipt of the notice; (3) If the tenant does not contact the landlord, the landlord intends to remove any 11

25 possessions and personal effects remaining in the premises and to rent the premises; and (4) If the tenant does not reclaim such possessions and personal effects within thirty days after the notice, they will be disposed of in accordance with 4413 of this Code. This notice shall be in clear and simple language and shall include a telephone number and mailing address at which the landlord can be contacted. If the notice is returned as undeliverable, or it the tenant fails to contact the landlord within ten days of this receipt of the notice, the landlord may reenter and take possession of the dwelling unit, at which time any rental agreement in effect shall terminate. The landlord need not comply with procedures set forth in Article 3 of this Code to obtain possession of a dwelling unit which has been abandoned. ARTICLE 3 - GROUNDS FOR EVICTION; NOTICE TO TERMINATE LEASE OR MORTGAGE; REQUIREMENT/PRE-EVICTION OPTIONS 4301 Grounds for Eviction. A tenant may be evicted for: (D) (E) (F) Nonpayment of rent or purchase payments under an agreement for the lease, purchase or occupation of a dwelling when payments are not made after ten calendar days of the agreed payment date, or ten calendar days following the first day of the month in a month-to-month tenancy. Any delinquent rent, purchase payments or other charges which are overdue for 30 days or more. The receipt by a landlord of partial payments under an agreement shall not excuse the payment of any balance due upon demand. Nuisance, property damage, injuries to any person, disturbing the peace of other tenants, or injuries of damage to common areas. Serious or repeated violations of the rental or purchase agreement, any reasonable rules or regulations adopted in accordance with 4202 of this Code, or any applicable building or housing codes. Occupation of any premises without permission or agreement, following any reasonable demand by a person with authority over the premises to leave. Under other terms in the rental or purchase agreement which do not conflict with the 12