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l**e88**** 님 답변 답변일 7/26/2010 2:28:39 PM

Landlord/Tenant Law Overview-California

Landlord.com Landlord Law Links California
www.findlaw.com
www.lawguru.com
www.nolo.com

. Condition, Maintenance and Repairs

The landlord is under an obligation to put and keep his rental units in a condition fit for human occupancy, except for those conditions caused by his tenant's want of ordinary care {Civil Code Secs. 1929, 1941} A building fit for human occupancy must have at least the following characteristics {Civil Code Sec. 1941.1}.

1. Effective weatherproofing of roof, exterior walls, and unbroken windows

2. Plumbing up to code and in good condition

3. Water supply up to code providing hot and cold water

4. Heating facilities up to code and in good condition

5. Electrical lighting up to code and in good condition

6. Building, grounds and appurtenances clean and free of vermin at the time of renting

7. Adequate receptacles for garbage

8. Floors, stairways and railings in good repair Install and maintain locks

9. Conforming locks {Civil Code Sec. 1941.3}

The landlord's obligation to repair dilapidations in the characteristics of habitable dwellings does not arise if the tenant violates his own legal obligations as to maintenance, provided these violations substantially interfere with the landlord's ability to do the repairs {Civil Code Sec. 1941.2}

The landlord is obligated to wire the premises for at least one telephone line {Civil Code Sec. 1941.4}

Some local jurisdictions have enacted ordinances requiring certain types of locks, exterior doors, "peep holes," smoke detectors, etc.

Although a tenant may not waive his right to the foregoing habitability requirements, he can agree in writing to maintain, improve or repair these items as part of the consideration of his lease {Civil Code Sec. 1942.1}.

The tenant’s obligation is to maintain his rental household in a clean, sanitary and undamaged condition {Civil Code Sec. 1941.2}

The landlord having the duty to maintain the premises, has the countervailing right to enter the premises to do so {Civil Code Sec. 1954}.

Where the landlord fails to maintain the premises as above (i.e. the tenant requests a repair and it is not resolved in a timely manner (30 days is presumed reasonable), then the tenant has a number of remedies. He may do the repair himself and deduct it from rent under certain circumstances, or vacate and be discharged from further obligations under his lease {Civil Code Sec. 1942} He may also withhold the rent until the repairs are done, if the landlords breaches are substantial and have affected the tenant's health and safety.

l**e88**** 님 답변 답변일 7/26/2010 2:28:49 PM

A landlord may not collect rent on a premises which are substantially in breach of his obligations to maintain the premises (usually referred to as a breach of the implied warranty of habitability), and may be legally penalized if he does {Civil Code Sec. 1942.4} Acts in retaliation for a tenant exercising his legal rights may also subject the landlord to substantial legal penalties {Civil Code Sec. 1942.5}.

The breach of the implied warranty of habitability usually comes to a head where the tenant has failed (or refused) to pay the rent, the landlord has given a three day notice to pay or vacate, then initiated an eviction action and placed the matter before a judge or jury.

Where this occurs, and the tenant can show that the landlord's failure to maintain was a substantial breach of the implied warranty affecting his health and safety, the court or jury will determine the degree to which this breach devalued the rental value of the property to the tenant, usually expressed as a percentage, i.e., -15%, -25%, etc. This factor will then be applied to the lease's rental rate and the rental rate reduced by that amount. The tenant will have the opportunity to pay the past due rent less the percentage earlier found within five (5) days of entry of Judgment. If the tenant does so, the tenant wins. If the tenant fails to pay, the tenant is evicted {Code of Civil Procedure Sec. 1174.2}

l**e88**** 님 답변 답변일 7/26/2010 2:39:13 PM

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테넌트가 살고있는데 물을 끊어버리는것은 엄연히 불법입니다.

Joseph Kim 님 답변 [주택/부동산] 답변일 7/26/2010 4:19:22 PM

여하튼 규정은 규정이기때문에 이사나가기전 30일 notice를 writen으로 주는 것이 필요합니다. 다른 입주자까지 구하여 주었는데도 미리 나가라면 이것은 무리인것 같습니다. 그러나 입주하겠다고 하는 입주자가 정한 시간에 입주하지 않을 경우에는 손해를 입을 가능성이 있기때문에 취하는 절차인지도 모르겠읍니다. 30일 notice를 주지 않은 것이 실책입니다. 이사나가는 것을 30일 미루는 것은 어떻습니까?

Joseph Kim [주택/부동산>구매/판매 ]

직업 New Star Realty

이메일 joseph@newstarrealty.com

전화 213-272-6726

전문가 프로필 보기

곽재혁 님 답변 [머니/재테크] 답변일 7/27/2010 1:09:11 PM

선생님의 경우 다른 문제가 없다면 일단 30일 노티스를 반드시 주셨어야 합니다. 입주자의 경우 미국에서는 퇴거전 30일 노티스를 주어야 하고 랜드로드는 테넌트에게 30일 노티스를 주고 만일 테넌트가 해당 유닛에 1년이상 거주시에는 60일 노티스를 주어야 하며 리스계약기간 중에는 일방적으로 테넌트를 내보낼수 없습니다 (렌트비를 페이하지 않는 경우에는 예외). 그리고 다른분을 데리고 왔는데도 물까지 끊었다는 점은 이해 하기가 힘듭니다. 이경우는 선생님이 약정된 날짜까지 거주할수 있는 권리의 침해로 보여집니다. 자세한 점은 (213) 738-9050(ext. 105)나 (213) 640-3814 로 연락하셔서 도움을 받으시기 바랍니다. 제 생각에 선생님이 30일 노티스를 주시지 않은것은 문제가 되지만 물을 끊는것은 메니저가 잘못한 처사로 보여집니다.

곽재혁 [머니/재테크]

직업 부동산 중개인/미연방세무사(EA)

이메일 ameribest11@gmail.com

전화 213-663-5392 / 714-752-9002

[주택/부동산] 상담 글 질문에 공감하시면 '나도 궁금해요'버튼을 눌러주세요.

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