Contents Fall 2017 Chapter 1: Unlawful Detainer: Overview

Transcription

1 Contents Fall 2017 Chapter 1: Unlawful Detainer: Overview 1.0 The Landlord Business... 1/3 1.1 The Fundamentals: Buying & Selling... 1/3 1.2 Researching the Landlord... 1/4 2.0 Agreements/Leases...1/6 2.1 Periodic Rental Agreements...1/6 2.2 Leases...1/7 2.3 Oral Agreements...1/8 2.4 Shared Utility Meters...1/9 2.5 Translation of Proposed Rental Agreement...1/9 2.6 Illegal Lease and Rental Agreement Provisions...1/ Laws...1/ Landlord Disclosures... 1/ Property Owner Required Disclosures to Tenants...1/ On-Site Managers Apartment Houses...1/ Mobilehome Parks...1/ Foreign Language Contracts...1/ Lead-based Paint Disclosures...1/ Pest Control Treatments...1/ Methamphetamine Contamination...1/ Demolition permit...1/ Military base or explosives...1/ Death in the rental unit...1/ Condominium Conversion Project...1/ Megan s Law Disclosure...1/ Notice of Foreclosure Default...1/ Laws...1/ Unlawful Detainer Governing Laws... 1/ Hiring of Real Property Civil Code / U.D. Procedure CCP a...1/ California Rules of Court...1/ Unlawful Detainer Statutes...1/ Anatomy of an Unlawful Detainer...1/ Unlawful Detainer Issue Summary...1/ Pleadings & Motions...1/ Counting Rules... 1/ General Rules...1/ Exception: Responding to a U.D. Complaint...1/ Let Me Count the Days: Chart... 1/ Counting Statutes...1/ Summons & Complaint... 1/ Defendant Responses... 1/ Discovery... 1/ Some Responses to Unlawful Detainer Complaints: Chart...1/ Fee Waivers & Access to Courts...1/ Access to Justice Project...1/ Advocacy Outside the Courtroom1... 1/ Sample Letter re Access to the Courts...1/ Fee Waiver Troubleshooting Guide...1/ Petitioning to Publish Appellate Court Decisions...1/ Fee Waiver Rules...1/ Multi-Color Handwritten Papers Permitted...1/ Restricting Access & Sealing Court Records: CCP / Fraudulent U.D. Assistance...1/ Laws...1/69 Cruz v. Superior Court...1/ Foreclosure...1/ The Protecting Tenants at Foreclosure Act...1/ California 90 Day Notice Rule...1/ Security Deposits...1/ Obligation to Pay Rent...1/ Relocation Assistance Cash for Keys...1/ Utilities...1/ Federal good cause requirements...1/ Rent stabilization or Just Cause Eviction...1/ Post Foreclosure Landlords: Freddy Mac, Fannie Mae and Banks...1/ Tenant Protection from Blacklisting...1/ Foreclosure Basics in California...1/ California Non-Judicial Foreclosure Process...1/ Resources...1/ Publications...1/ Judicial Council Forms Software...1/ Automated Document Assembly & Forms Generation...1/ On line Pro Per Systems...1/ Webinars...1/ Recent Legislation...1/ Enacted Legislation...1/ Pending Legislation...1/ AB 291 Chiu. Housing: immigration....1/ Eviction Defense Checklist... 1/107 Appendix: The Answer... 1/131 (Sample Packet) CONTENTS i

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3 Chapter 2: Parties Issue Checklist... 2/3 1.0 Improper Plaintiffs... 2/5 2.0 Co-tenants, Sub-tenants, Assignees... 2/5 2.1 Cotenants... 2/5 2.2 Sub-Tenants... 2/5 2.3 When original tenants move... 2/6 2.4 Assignees... 2/6 2.5 Guests... 2/7 2.6 Sample Agreements... 2/7 2.7 Laws... 2/9 3.0 Mobilehomes... 2/ Floating Homes... 2/ Proprietor- Lodger... 2/ Generally... 2/ Transient Hotel Lodgers... 2/ Single Lodger in Owner Occupied Unit... 2/ Laws... 2/ People in Transitional Housing Shelters... 2/ Generally... 2/ Transitional Housing Participant Misconduct Act... 2/ Employees... 2/ Eviction Rights of Community Care Facilities Residents... 2/ Types of Facilities... 2/ ARFs and SRFs (Board and Cares)... 2/ Admission Agreements... 2/ Needs and Services Plans... 2/ Relocation Notices... 2/ Eviction Grounds... 2/ RCFEs... 2/ Eviction Procedures in Facilities for Children... 2/ Intermediate Care Facility (ICF)... 2/ Resources... 2/ Title 22 California Code of Regulations... 2/ Legislation... 2/ Pre-Judgment Right to Possession... 2/48 CONTENTS iii

4 Chapter 3: Notice Issue Checklist... 3/3 1.0 Notices In General... 3/5 2.0 Change in terms... 3/5 3.0 Tenancy Termination Notices... 3/5 3.1 Notice to End a Fixed-Term Lease 3.2 The 30-, 60-, or 90-Day Notice to Terminate a Month-to-Month Tenancy 3.3 Tenants in Foreclosed Properties 90 Days - PTFA Ninety Days Notice - California Twenty Days Before Foreclosure Sale Coversheet on Notice to Quit 3.4 Lodger in Owner Occupied Dwelling 3.5 Presumptions to Heed 4.0 Three-Day Notice Because of a Tenant s Violation... 3/7 4.1 Three-Day Notice to Pay Rent or Quit 4.2 Three-Day Notice to Perform Covenant or Quit 4.3 Unconditional Three-Day Notice to Quit 5.0 Tenants in Foreclosed Properties... 3/7 5.1 PTFA provisions 5.2 Section 8 Vouchers Holders 5.3 California 6.0 Service of Notices... 3/9 6.1 Timeliness 6.2 Methods of Service Personal Service Substituted Service Nail and Mail Notice to Terminate Fixed Lease or Month to Month Tenancies Extension of Time to Act When Notice is Mailed Raising Defective Service of Notice 7.0 Rent Control... 3/ Public and Subsidized Housing... 3/ Laws... 3/ Sample Notices... 3/ Day Notice - Termination of Tenancy Day Notice - Termination of Tenancy Day Notice - Termination of Tenancy 10.4 Three-Day Notice to Pay Rent or Quit 10.5 Three-Day Notice to Perform Covenant or Quit 10.6 Three-Day Notice to Quit (Improper Subletting, Nuisance, Waste or Illegal Use) 10.7 Notice of Change of Terms of Tenancy 10.8 Rent Increase Worksheet Client Materials - Preparing Your Case... 3/29 CONTENTS iv

5 Chapter 4: Tenant Breach Nuisance and Rent Issue Checklist - Nuisance... 4/3 1.0 Nuisance Overview... 4/4 2.0 Domestic Violence and UDs... 4/5 3.0 Nuisance Statutes... 4/9 4.0 Domestic Violence Statutes... 4/ Client Education Materials on Nuisance... 4/21 Issue Checklist Rent... 4/ Amount... 4/ Payment... 4/ Where and How Rent Is Due... 4/ Late Charges for Past Due Rent... 4/ Partial Rent Payments... 4/ Rent Increases... 4/ Modification, Waiver and Estoppel... 4/ Rent Control or Eviction Protection... 4/ Generally... 4/ Key Terms... 4/ Rent Control or Eviction Protection Cities... 4/ Cities with Rent Control and Eviction Protection Ordinances... 4/ Cities that Require Just Cause for Eviction... 4/ Laws... 4/ Statutes on Rent... 4/ Rent Control Ordinances... 4/ Rent Control Statutes... 4/42 CONTENTS v

6 Chapter 5: Security Deposits Issue Checklist... 5/3 Statutes... 5/5 Security Deposits... 5/5 Rental application screening fees... 5/8 Latest Amendments... 5/9 Overview... 5/ Deposit Amount... 5/ Nonrefundable Deposits... 5/ What the Deposits May Be Used For... 5/ Increasing the Security Deposit... 5/ Interest on Security Deposits... 5/ Last Month s Rent or Security for Last Month s Rent... 5/ Pre- Move-Out Inspection... 5/ Landlord s Duty to Return Deposit... 5/ Bad Faith Deposit Retention... 5/ Effect of Sale of Premises on Security Deposits... 5/ Avoiding Deposit Problems... 5/ When Landlords Won t Return Deposits... 5/ Rent Withholding as a Way to Get Deposits Back... 5/ When the Landlord Demands More Money... 5/19 Resources... 5/21 Appendix: Landlord Tenant Security Deposits Chapter 6: Discrimination Discrimination Issue Checklist... 6/3 Summary of Selected Fair Housing Laws... 6/5 Housing Complaint Process... 6/7 Source of Income Anti-Discrimination Statute... 6/9 Reasonable Accommodations in Evictions... 6/11 Advocacy Strategies to Fight Eviction in Cases of Compulsive Hoarding and Cluttering... 6/17 Discrimination against Transgendered People... 6/19 Res Judicata Effect of UDs... 6/21 Fair Housing Resources... 6/22 Affirmative UD Defense (Code of Civil Procedure )... 6/23 Shielding immigration status from disclosure (Civil Code )... 6/25 Attorney threats to report tenant immigration status (Business and Professions Code )... 6/26 CONTENTS vi

7 Chapter 7: Habitability Implied Warranty Issue Checklist... 7/3 Repair & Deduct Issue Checklist... 7/5 Right to a Fit and Habitable Building... 7/7 Civil Code and /7 The State Housing Law... 7/7 The Uniform Housing Code... 7/7 State regulations... 7/7 Local ordinances and codes... 7/8 Case law... 7/8 Tenant Responsibility for Repairs... 7/9 Habitability: Safety from Crime and Environmental Hazards... 7/9 Landlord's Duty to Keep Premises Safe... 7/9 Toxic Substances on the Property... 7/10 Other Landlord Responsibilities... 7/17 Tenant Relocation Assistance... 7/17 Civil Code /17 Statutes... 7/19 Case Law... 7/31 Green v. Superior Court... 7/31 Appendix: What To Do When Your Landlord Fails To Make Repairs... 7/45 Chapter 8: Retaliation Issue Checklist... 8/3 1.0 Retaliation Prohibited... 8/5 2.0 Civil Code (a)... 8/5 3.0 Tenant Action for Damages... 8/5 4.0 Common Law Retaliatory Eviction... 8/6 Statute... 8/7 5.0 Barela v. Superior Court, 30 Cal.3d 244 (1981)... 8/9 Pro Per Materials... 8/15 CONTENTS vii

8 Chapter 9: Public & Subsidized Housing 1.0 Chart: Major Federal Housing Programs In Brief... 9/3 2.0 Chart: Federal Housing Programs In Brief (1), (2), (3)... 9/4 3.0 Checklist: What Kind of Subsidized Housing is it?... 9/7 4.0 Housing Choice Voucher Program... 9/8 5.0 HUD-Subsidized Programs Project-Based Section 8 Programs... 9/ Public Housing... 9/ Low-Income Housing Tax Credit Program (LIHTC)... 9/ Resources... 9/ Most Frequently Consulted 24 CFR Parts... 9/25 Chapter 10: Settlement Agreement Issue Checklist 1.0 Settlement to End the Case... 10/5 2.0 Key Issues... 10/5 3.0 Credit Report Considerations in Settling an Unlawful Detainer Case... 10/6 4.0 The Need for Masking Court Unlawful Detainer Records... 10/7 5.0 Blacklisted Tenants... 10/9 6.0 Consumer Specialty Reports... 10/ Laws... 10/ Forms... 10/20 CONTENTS viii

9 Chapter 11: Default Judgment Issue Checklist... 11/1 Default Judgment Overview... 11/5 Laws... 11/7 Forms... 11/13 Request for Entry of Default Judgment Declaration for Default Judgment By the Court Judgment Unlawful Detainer Notice to Vacate Motion to Set Aside and Application for Stay... 11/23 Motion to Set Aside Pro Per Packet... 11/37 Chapter 12: Post Judgment: Stay of Execution Issue Checklist... 12/3 1.0 Code of Civil Procedure / Stay and Hardship... 12/5 3.0 Laws... 12/6 4.0 Form... 12/7 Relief from Forfeiture Issue Checklist... 12/ CCP 1179 Provisions... 12/ Application for Relief... 12/ Tenant Obligations... 12/ Laws... 12/ Forms... 12/19 Return of Tenant Property Issue Checklist... 12/ Overlapping Property Return Schemes... 12/ Resources... 12/25 Options For A Landlord: When A Tenant's Personal Property Has Been Left In the Rental Unit... 12/25 How to Get Back Possessions You Have Left In a Rental Unit... 12/ Laws... 12/ Forms... 12/45 : Claim of Right to Possession Issue Checklist... 12/ Overview... 12/ Laws... 12/ Forms... 12/59 CONTENTS ix

10 Chapter 13: Unlawful Landlord Conduct Issue Checklist... 13/3 Unlawful Landlord Conduct... 13/5 Lock Out... 13/5 Willful Interruption of Utilities... 13/5 28-Day Shuffle... 13/6 Unlawful Actions to Influence Tenants to Vacate... 13/7 Void Lease Provisions... 13/8 Unlawful Entry into Dwellings... 13/8 Failing to Meter Separately... 13/9 Refusing to Allow or Evicting for Operating Family Child Care... 13/9 Double Letting a Room... 13/10 Rent Skimming... 13/10 Prohibited Acts Based on Immigration or Citizenship Status... 13/12 Unfair Practices Act... 13/13 Utilities... 13/15 Getting the Utilities Turned On... 13/15 Assistance Programs... 13/27 Resources... 13/30 Appendix: Lockout - Utility Termination CONTENTS x

11 Chapter 14: Pleadings, Motions & Papers Fee Waiver Information Sheet on Waiver of Court Fees and Costs... 14/3 Request to Waive Court Fees... 14/5 Request to Waive Additional Court Fees... 14/7 Order on Court Fee Waiver... 14/9 Notice: Waiver of Court Fees... 14/11 Request for Hearing about Court Fee Waiver Order... 14/13 Notice on Hearing about Court Fees... 14/14 Order on Court Fee Waiver after Hearing... 14/15 Notice to Court of Improved Financial Situation or Settlement... 14/17 Information Sheet on Waiver of Appellate Court Fees`...`... 14/19 Summons... 14/21 Proof of Service of Summons... 14/23 Complaint... 14/25 Prejudgment Claim of Right of Possession... 14/29 Answer... 14/31 General Denial... 14/33 Proof of Service... 14/35 Information Sheet on Proof of Service... 14/37 Motions Motion to Quash Service of Summons... 14/41 Demurrer... 14/47 Motion for Summary Judgment... 14/51 Objections to Undisputed Material Facts... 14/55 Motion to Compel Responses to Requests for Production... 14/61 Discovery Special Interrogatories... 14/67 Form Interrogatories... 14/69 Deposition Subpoena (Personal Appearance)... 14/77 Deposition Subpoena (Documents)... 14/79 Deposition Subpoena (Personal Appearance & Documents)... 14/81 Requests for Admissions... 14/83 Deposition Notice with Requests for Production... 14/85 Transcript Reimbursement Fund... 14/87 Trial Request to Set Case for Trial... 14/91 Request for Dismissal... 14/93 Notice of Entry of Dismissal... 14/95 Civil Subpoena... 14/97 Civil Subpoena Duces Tecum... 14/99 Judgment Request for Entry of Default... 14/103 Declaration for Default Judgment by Court... 14/105 Stipulation for Entry of Judgment... 14/109 Judgment Unlawful Detainer... 14/111 Judgment Unlawful Detainer Attachment... 14/113 Abstract of Judgment... 14/115 Post Trial Writ of Execution... 14/117 Claim of Right to Possession... 14/119 Notice to Vacate... 14/121 Petition for Writ of Mandate... 14/123 Request for Accommodations... 14/133 CONTENTS xi

12 Chapter 15: Trial Issue Checklist... 15/3 1.0 Time Limits... 15/5 2.0 Subpoenas... 15/7 3.0 Court Reporter... 15/9 4.0 Motion for Nonsuit... 15/ Motion for Judgment... 15/ Statement of Decision... 15/ Conduct of Trial... 15/ Rules of Evidence... 15/ Jury Trial... 15/ Judicial Council of California Civil Jury Instructions (CACI)... 15/ Trial Brief... 15/ Legislation... 15/35 CONTENTS xii