ending month-to-month tenancy (landlord) while there is an "issue"

  My month-to-month tenant is withholding his rent because he is not satisfied that I am dealing with an issue with enough attention. Is it OK to give him notice while there is an issue pending, or will this bite me in the ass if it has to go to court or any other legal channels in the future? It will be more than the required 30 days notice. BTW I am dealing with the issue with proper attention. He is becomming increasingly difficult. I like to deal with things by talking about them and being reasonable, but he is speaking about his attorney. Also (some may be wondering), I offered him a new lease in the past with no change in rent and he declined. I am still trying to work it out but I need to know what my nexts steps are going to be. Thanks for your input.

greenwoodslope

in Landlord 13 years and 5 months ago

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greenwoodslope | 13 years and 5 months ago

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Update: I am paying to have a vacate notice served ($150).   I had thought I would be able to do it myself, but my lawyer told me that it if there is to be any legal action the court will only recognize an order that is properly served.   Thanks

legalweasel | 13 years and 5 months ago

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Honestly, pest control is the least of your worries. The rent issue is not germane to a holdover, which is what the 30 day notice is predicate to. Tenant may claim an offset for the legendary suffering he has undergone at your hands, (what with all that scurrying he has been hearing) but its not going to amount to any substantial abatement in rent due. Realistically, once they start withholding rent, it’s quite often money issues over anything else, and just as often a good idea to make them someone else’s problem. The fact that the lease is up gives you that once-in-a-year or so opportunity. And while there is a defense sounding in retaliatory eviction, the fact is Tenant rejected a new lease and appears to be a PIA. Remember: habitability is NOT a defense to a holdover, where your demand is just for possession. Rather, it’s a defense to the total rent claimed in a nonpayment. I say “adios, cucaracha.”

Rick | 13 years and 5 months ago

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I’m pretty sure you can just give the tenant 30 day notice. Be sure you get confermation in writting in person or give notice by certtified mail.

greenwoodslope | 13 years and 5 months ago

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Mope   But can I end the tenancy (ask to vacate with what will be more than 30 days notice)? Under normal circumstances that’s how it would work and the courts (probably) would not be involved.Can I do that now? I have been, and still am taking real, regular and documented steps. Inspections, treatments etc.   Thanks for your take on it

slopemope | 13 years and 5 months ago

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“Severe” infestation of insects and vermin have been considered to be breaches of the Warranty of Habitability in NY.  I’ve heard some people proclaim that rodent issues are a de-facto eviction and that’s not what you want in housing court (which can drag on way beyond a 30 day notice).  So, theoretically, if your tenant can convince a judge you were negligent and broke the terms of the implied month to month lease, he could theoretically be living there rent free for a while while its being hashed out.       If you can demonstrate that you have a regular inspection and extermination program that is obviously helpful both in perception to your tenant as well as a judge.  Make the effort, show the tenant that these things are difficult to deal with but you’re doing all you can, and maybe he will move out on his own.  You do need to show dilligence or he could try to live rent free for a while.     Note: I have lived with this myself as a tenant years ago before being a homeowner, and i can tell you it is highly unsettling.  Mice jumping up on the bed, couches (who knew?), regularly waking up in the middle of the night to screaming mice caught in glue traps, quite honestly it is disturbiung.  Couldn’t get rid of them for years (landlord never made much of an effort to track down the entry point) –  all i’m saying is that your renter is a human being, and these are not pleasant things for someone living in modern life.

Goatcrapp | 13 years and 5 months ago

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month to month?  Are you an otherwise reasonable landlord? (hard to self-assess, true,  but answering realistically – are you?) my opinion – judging by how quickly he chose to withold rent – kick his ass out.  Rent witholding is never a given.

greenwoodslope | 13 years and 5 months ago

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It is a pest issue. The complaint began with noise in the walls. And although I may have been a little slow to sign on to the problem, the rent withholding came after it was clear I was on it.

slopemope | 13 years and 5 months ago

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severity of the issue might be relevant. heat, water, habitability? just a pest issue? a garden variety nusiance like noise?

Putnamdenizen | 13 years and 5 months ago

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Um, what’s the “issue”?