HomeMy WebLinkAbout96-01044
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THEODORE OPPERMAN and
SUSIE OPPERMAN,
Plaintiffs
v.
TINA MYERS,
Defendant
THEODORE OPPERMAN and
SUSIE OPPERMAN,
Plaintiffs
v.
TINA MYERS,
Defendant
TINA MYERS,
Plaintiff
v.
THEODORE OPPE~~ and
SUSIE OPPERM.W,
Defendants
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PE~~ISYLVANIA
CIVIL ACTION - LAW
NO. 96-1044 CIVIL TERM
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5202 CIVIL TERM
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5203 CIVIL TERM
ORDER
AND NOW, this j c.I~ay of September 1996, upon
presentation and consideration of the foregoing Motion, IT IS
HEREBY ORDERED AND DECREED that the Rule To Show Cause dated
August 29, 1996, be made Absolute; the above captioned matters
are consolidated for purposes of discovery and arbitration; and
the petition for Arbitration filed to docket number 96-1044 Civil
Term (Opperman v. Myers) is withdrawn and may be refiled only
after all pleadings in the above captioned matter have heen
closed and discovery has been completed.
BY THE COURT:
. I 11-
N,~. \.. u-LJ crt, ~, ljJ-v.
J.
THEODORE OPPE~I and
SUSIE OPPERMAN,
Plaintiffs
v.
TINA MYERS,
Defendant
THEODORE OPPERMAN and
SUSIE OPPERMAN,
Plaintiffs
v.
TINA MYERS,
Defendant
TINA MYERS,
Plaintiff
v.
THEODORE OPPERMAN and
SUSIE OPPERMAN,
Defendants
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY. PENNSYLVANrA
CIvrL ACTION - LAW
NO. 96-1044 CIVIL TERM
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5202 CIVIL TERM
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5203 CIVIL TERM
"
MOTION TO MAKE RULE ABSOLUTE
,
,\
AND NOW, come Plaintiffs, Theodore Opperman and Susie
Opperman, by and through their attorneys, the Law Offices of
Stephen C. Nudel, and respectfully file this Motion TO Make Rule
Absolute based upon the following.
1. Movant is the Law Offices of Stephen C. Nudel,
attorneys of record for Plaintiffs, Theodore Opperman and Susie
Opperman.
2. Movant filed a Motion to Consolidate actions pursuant
to Pa. R.C.P. 213 and on August 29, 1996, your Honorable Court
issued a Rule To Show Cause to Defendant to Show Cause why the
relief requested by Plaintiffs should not be granted. The AU~lst
29. 1996. Rule To Show Cause was returnable within twenty (20)
days of service.
3. It is believed and therefore averred that on August 29.
1996. the Prothonotary served a certified copy of the Rule To
Show Cause on the attorneys of record for Defendant.
4. Defendant has not filed a Response to the Rule To show
Cause.
5. Counsel for Defendant in the above captioned actions
have advised Plaintiffs' attorney that they do not object to the
consolidation of the above captioned actions. True and correct
copies of letters from David A. Fitzsimons. Esquire and Phillip
C. Briganti. Esquire are attached hereto and made a part hereof
as Exhibit "A".
WHEREFORE. Movant requests that Plaintiffs' Rule To Show
Cause be made absolute; that the above captioned actions are
consolidated; and the petition for Arbitration filed to docket
number 96-1044 Civil Term (Opperman v. Myers) be withdrawn and
that the Petition may be refiled only after the above captioned
matters are consolidated. all pleadings have been closed and
discovery has been completed.
CGiIM*ONW'A&.,.. Of' 'INNS...L",,"'"
COUI' Of COMMON ''LIAJ
NOYlCI 0' AP'IAL
flKJM
JIIOICIA.. Dt".,cr
DISTRICT JUSYlCI JUDGMINT
<_MONOU,,'N.. 'JI.>~ lo~4 e.~~~
NOTICE 0' APPIAL
Notk. It QiYllO that the app.tklnt ho~ filttd in the above Court ()f Common Pfea~ on OpprloJ frlJfIl Ihl! Judgment rcondered by the Ol&tnr.l Jostle. on the
cXft and In ... <OM monlioned boIoo.
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[ M...c; mS.'Nti o. NA~ i51 tfjn -.--
Clt!On I~. r;lrn~r,_
'H...rf
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iJjf€i~r^ S~!"eet _ " New K Ing,;trlWl1 P'\. ._lJg^~~__
:__:_~_J:,~~:'e"::~~ Suzie <lppermdn " I' In.J ~yer" ",""~, _ .___
[')I(,NAfOJIt ,)II' ""PUlAI'll 1)1 ~ AflOlltlt!1 01 Aa..tM Le~a l Serv L~d:i t [n~.
CVI9____________ ___ Phi.llp C. Brl~.Jntl. EHq. 8 [rvll1..l<nw
__~r.2!~~n~n.o()n'i.,,9f>_ _ _ _ . . Fe.!' ,.r 1f- ?' _ Ca,,_U_H le PA 1_70~__
This block WIU be signed ONLY when th.. noklhon.. reqUlr.d vnder Pr1 ACPJ.1i:L If'l;;;;;,ant was CiAIMANr (see Pa. R.C.PJ.P. No.
10088.
Thi. Noric. of Appeal, when received by the Oist,ict JlJdke. will operate 01 0
stJPlRSl!OEA5 10 ... judgmerl' for po.....ion in thi. ca...
1-25-96
'l!AiM-N/r ^' -
-----.-.Si9nuiiJm.'-;jfPri-j;h()(iI)iiiill-OiDt~.iiy
/00/ (61 In acllon belOfe District Justice. he MUST
F/LE A COMPLAINT withIn twenty (201 days after
liling hIS NOTiCE 01 APPEAL.
------'R:AICipITOINTIR -IlULE TO ,iI.ICOMPI.AINTANDRUrnO -'11..---
(This section oIlrxm ro be use<l ONLY when .we/lant Wi"" DEFENDANT (sea p... R.CPJP No. 100/(7) In acllon belo," Dislncl Justice.
IF /IIOT USED. detach lrom CCfJY 01 nO/Ice 01 appell' 10 /)(, se,ved upon awe/lee).
'RAICI'I. To Prothonolo,y
enlw rule upon Theodore _aIllLS.U?.l!iLj)I2l2~JJlli1!:L._______.____^^ ____ . appelloel'), 10 file a complain' in thi, appeal
N..IIII ,iI '/U.>lJlIfJv<{'i}
(Common PIeo, No. q I.<:s - 10 ~ ~ C,,~.LV!':'A wi'hin twenty 1201 day. ofter ....J.c. of 'vie or .uffer ent,y of judgment of non ~
../JJ(/ ~ /'
~ .)' -SilT" . fJ ()/ <lWtNlirtt 1)1 ,,~ Jltomey Of agtMt
lULl. To Theodore anr! SIIZ I e JlIlIll:1:lIliIlL..^_____^_, llpflellee{.).
NooJe aI ;JWtJIlcO( S I
(I) You ant noHfied ""', 0 rule i. hereby entered vpon yoo to fil. a complain' in this opp.al WIthin twenty 120) day. alrer the dote of
service of lhis rule upon you by personal service or by certifi.d or regi.tered moIL
(2) ~ you do not file a complain' wIthin thi, time. a JUDGMENT OF NON PROS Will BE ENTEAED AGAINST YOu.
(3) The daM 0' wtrvtce of thiS rule jf ,<<vice was by moil il the- dote of moiling.
Date:~. .2'- .19'11...
.J. &-".Ly Cl. "P.. 6U~i5:-.
," Of 0Qpu1y
ACfl'CJ!:'.'-IM
COMMONWIAL'H Of ,.HHSYLVAHIA
'COUI"o. COMMoN ;LI.U
NOTICE O' APPEAL
fROM
JUDICIAL DIJfllCY
DISTRICT JUSTICE JUDGMENT
COMMON ..US N.. 'I f.,' I 0 +'+ . .?:~~~~ J:t.~~
NOTICE 0' APPEAL
Notic. it giwn that th. oppeliorlt hcn fi~ in the abo..... Court of Common Plem (Ill oppeul flOm the Judgment rendered by lhe Oidnct Jl.l,tice on the
datot and in the case mon.ionod IMlow.
~ ~Y::u~r-------- ~__~m_
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1 MAC:'~:n:O:~'~::~r-------
- --. "STAT!-n- .-.--.--.-.,-- ."7i'"coor-
~.__.._--_.~_._..,.,----
12 H. Malu Stre"t :;e'" Kto;lstown PA 17072
~~.=" ""];::::-::"'''~:~'~;''l':;';;'': ~:":<7::;;f'::~;;'.:<:~". t~.
LTI9!).. Lt-OiJQQl)<l.;-"!; ..__ /J.,f:p,r r:.:'_--'fr' Carl1s1e PA l701)
This block wIn be ligoed ONlY when .h.. nolOhoo .. rvquor.d undo< Po. RCPJ/Nn If ~lIanl was CLAIMANT (see Pa, R,C.P.JP, No.
10088.
This No.ke of Appeal, when received by the Di.triet Ju.hc., ""II OPOfCl'. o. a /00/(6) ,n action beloreDist"cl Juslice, he MUST
SUPERSEDEAS 10 the judgm.n. "" pa.....;oo ;n 111;. co.& FIL E A COMPLAINT within /wenly (20) da!lS after
'.,
.__.______~__~____.________ filmg his NOTICE 0/ APPEAL
· 'PlAICI::": :~;;;:~~~:':IL~-~~~~L~INfANDRUL'fO 'ILl
(T/tiS section oIlotm to be used ONLY wilen ilfJIAJl/ant was DEFENDANT (SL'O Pa, RC.P!.P No. too/(7) in action before Dlstr,ct Justice,
IF NOT USED, clcrach I,om ccy:>y 01 notice 01 aPfJCa/to 00 servod upon aPfJCl/oo), '
'IAiCI'.. To Prothonotary
Enter rule upon Thpfl,lnt.~ ;ln,1 ~1I?- f P fll)pprm:1n . appeUee(s). to file a complaint in this app.m
NI"JUoI~IIcJI.'i'i}
(Common Pleas Nn q ~ - 10'i 't C';",.j, J..,~ with;n .wenty (20) day. after serv;ce 01 rule Of .ul"" on'ry of judgmont af noo pros.
/" /' ./ -/
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. ; 5KyI<~tJ 01 olWt~1flr 01 hIS ol'~ tX <Jf1/JIII
lULl. To ThAn't<:".... !in'" C::&.7-1~ ~p""'I"m!lln
~oI.:.lWOIet!(.!I)
, appell..(.),
I II You ant notified that 0 rule ;. ho<eby ."htfod upan you 10 file a c<,mpla;nt ;n this appeal with;n twenty 1201 day. oft... the dote of
....vie. of this rule upon you by personal ...vic. or by ,...;fiod or I1lg;.tered mail
(21" you do not file a complair.t w;thin .hi. hme,o JUDGMENT OF NON PROS WILL BE ENTERED AGAINST YOU,
,
,
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,
,
(3) The dote of _vie. of lI1i. rule if _vic. wo. by ma;l ;. .h. date 01 mail;ng.
Dote:~- ,2" ,19 %,
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6. On October 11, 1995, pursuant to the terms of the
Lease, the Lease was tenninated for good cause effective December
31, 1995,
COUNT I: DAMAGES
7. Paragraphs 1 through 6 are incorporated herein by
reference as if set forth at length,
8, Defendant has resided in the Premises as a holdover
Tenant since January 1, 1996.
9, The fair rental value of the Premises is $425,00 per
month.
10, Defendant has not paid rent to Plaintiffs for the
months of January, February and March, 1996.
11, Defendant is liable to Plaintiffs for the fair rental
value for January, 1996, through March, 1996, in the amount of
$1,275.00.
12, On January 4, 1996, Plaintiffs filed a Landlord and
Tenant Complaint with District Justice Glenn R, Farner seeking
possession of the Premises plus the fair rental value.
13. On January 25, 1996, Judgment was entered in favor of
Plaintiff and against Defendants by District Justice Farner.
14. On or about February 12, 1996, Plaintiff filed a
Request For Order For Possession of the Premises with District
Justice Farner,
15, On February 26, 1996, Defendant filed a Notice of
Appeal with the Prothonotary of Cumberland County to Docket No,
96-1044 Civil Term,
16, On February 28, 1996, this Honorable Court executed an
Order granting Defendant a Supersedeas in accordance with the
terms and conditions set forth under Rule 357 of the Cumberland
County Rules of Procedure. Pursuant to the February 28, 1996,
Order and Rule 357, Defendant is required to deposit into escrow
with the Prothontary monthly rental payments in the amount of
$425.00 on February 29, 1996, March 1, 1996, and thereafter on or
before the 1st day of each calendar month,
17. True and correct copy of foregoing documents are
attached hereto and made a part hereof collectively as "Exhibit B".
18. Despite repeated demand, $1,275,00 remains unpaid by
Defendant to Plaintiffs.
WHEREFORE, Plaintiffs demand judgment against Defendant in the
amount of $1,275,00 plus interest, costs of suit and attorneys fees.
COUNT II: EJECTMENT
19. Paragraphs 1 through 18 are incorporated herein by reference
as if set forth at length.
20. Pursuant to the terms and conditions of the Lease,
Plaintiffs served Defendants with Notice of termination.
21, The Lease expired December 31, 1995,
22. Defendant is a holdover tenant.
23. Defendant retains possession of the Premises without
permission of Plaintiffs,
A:j:! t~JTi;lJ U:~1f: 1,(;(U;t;lIEI!"l'
~iF:CTrnll n r.:U:iTlIll; 1I1l1JntllG
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'nIt: llousr.llorn coollhts ot the fol1o\fin"l lumbern.
(II lOLt, pi""". 121 _C,I'I,. /11,.1 jr/,,"'" (J)
'J ~ ~
. (5) (6)
11113 1.r.^-'J1l M:nCtlltIlT, ".lde .lml tound inta thIs till' -1..!~ d.y ot,
e "
, l'}~:t. bv 8nll bltlWUn jj!J"tff~'.J ~owner) 811tl
r rJ,-l'" (n..l~.ntl 10' tho ~w.111n1 Ilnltl !! [ ~() (i,;"
....1} / .....
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191
I , U'l!l!l1II'L^Jmlli~'lIIl~IlU...<;gnt.U'i.~.
TI1" I.andlt)rtl wlll enhr into a Itnullllnq AlJnht.,''mce Payment" COlltra17t I"Contrnct",
with n Pllhllc IfIUlnlll1) ArlMr.:V (PIIAI IIl1d"r tlllJ 5l]ctlon 0 ElIllltlnl) lIoullln~ Proqrnl'll of till'
lI.!t. n"p.utmp.nt. ct IIIJUntnr, alltl lll'hAII IJl!VttI llplll'!llt.. lhul'!l: thl) Contl'act, till' rllA will milkfJ
Ilflllntnq .1.!J!Jlnt"nr:" p~ymil!ntR tlJ thrt '"lnIIIlJrll t.o .lnnlnt tlllt rilmllv. ot which th" Telli\nt. j"
the .llprl1l1f\lllill.lvfJ, to le,'sl! till! Ihmllln!J unit fcom t.hft 1..1111110[11.
2, C.I1(lI"t Hl~l1JlJ.he. Provl.lono o( l,o';!!I,
In CtlA/! at 811V conClIct bet.wften lhe provldlonn ot thll1 eection or the Left.. Dnll any
other provhlonll of the LUBe. the p.o:ovlltlonll of thh aeeUon ahall prevail.
], ImuU&il!!1,
~ J(!.'~-
Thl! tem ot the La""" .hall beqln on ,ilL I , L.L...L:..L., and _hill! aontlnult IIntu
II' . termination of th4 Lea"e by tha I.al\lll . d In al:cotllance with pau'lluph Ill) ot thls
deroUcn, (J) " tftrmlnntLon ot the I,ennl! hy Ht Tennnt In acco[llttnce with the 1."Blle or by
IJItttual aqraemftnt. dllrlng tlllJ term at the I,.a:.e, or (J' it tnl'mlnaUon ot the Contract. by
tIll" PIlA.
4.
I!snS '
C.,~'nt'/{l d
'R",-t
~/(.),~-
IN(J
LUP
ft. Thlt
th"
th"
h. Thft portion ot the Contr<lct nnt paYftbh hV thl! Ten~nt I-Tenant Rltnt'" 8hall h"
an a"'ollnt detel1l1nod by tho rll^ In IccordllllClt wlth 111m r:egulntlom, anll
rflfI1Ilrf!mf!ntrl. The nmount oC thft Tenrmt Rant In lIuhJ"ot to ChRlllllt "It lIot.'tullnatl
hy the rll^ during th" tnnl oC the I.enn". I\ny chnllQIt ln the amount DC tlUI
Tl!nilllt IIp.nt. will hI! nt.1tetJ In a wrlt.ten notice hV thft PllA to the Tl!Il.lnt and Lhe
1.o1Jultorll. ntatln? the ""W ilmount nnd till! eClftctlve date of the chanqlt.
rnlt.lollJV "'Ill until slIch clmnq" the Tflonnt. "greed to pny, ....\ r,n per
month to tll., r.."lndlord ad the Tenant Rent.
c. Th., TI!It,'nt. Rl!nt an llltt&rmlnell by tho ru^ in th" mturlmu", amount the l.i\ndlord can
nff1IIU thlt Ten"llt to pnv an rnnt tor the t.Iw,,111nq unit, lnalut.lill? nIl
."rvlcl]~, m,'lntel1~nce. nnd utllltlcts to hI! pcovltletl hy the r.amUorll In
accord<lnr:e wi tit thln r,enn".
II. r.nr.h mont.h, th., PIIA wl11 pay a IIQlIlIln'l ^dulntllllClt PaYllumt to the Lnnt.lJont on
lH!hillt ot the Tel1ftnt F.lmlly In accnrd,'nce with the Contract. The lIIonthly
III1tUllllq ^nntotilllce Pilymellt In thl! dlfferenco hetween t.he Contract RlInt nl1t) Ule
Tlwnnt nent.
5, ~.<urlty Qs~,
s. Th" Tennnt hiuJ dl!ponlt.oI!ll $_%)f (J,~ wllh thl! t..lnlllord nm a necllr1tv 11~'lOnlt.
Th'! 1,,'04110rll wlll comply wlt.h 1II1U re~lIl.'tlolln rp.lJ"rlllnq ".curlty df!porltln trom
n Tp.I1,1nt i'oll 1111.111 nut coll~4:t " nccIJrlt.y d~Il{)nlt whtch jlJ more tlllm thl!
/Il,l.lmul1t nmlJlmt peunltteu Ullller tho r"'illllntlolt:1.
EXHIBIT A
pnrJ" 1 or 1 r.,r,,,'l
h,
The L..,ullord wlll hold tho D4CUrlr.y dt:\lodlt dllrlwJ the peclull the: Tl!l1llut F.u.l1',
oCi:H~1411 t.hd dwtll1l1fJ unit uluJar tho LUlIo, Tha 1,""1110[,1 Ihlllll CUI"!lly with
Sllito and 10Cl41 14~. rl!ljlir'J!n'J Intduat lhlymlllltat all I4cudt'f d.p~ultd.
I
0. ,\tr.lIC' lhe Tenant rully h4.11 !loved hQIlt thdl dwell1ulj \11I1&, tho l.ltlldlQL'J ali"
luuh}4ct tll StaU &11,1 10tl0111 1..", uae the ucurlt.y IlepuuLt, lr\ChhJ1U~ any
lllt.tller. on the dapQllIlt, a. rallalnaUtll1.nt tue "'i' \uwalll tellant POllt or Qlhllt
41l1t)UUt. whlah the Tenant. tJ".. undec tho I...... The 1..",11<)14 ..,111 ,,1'1. the
Tenant a wrLttlln 11,t at .U Lu.. c:harll.at .ql11ndt thQ ucurlty dllllilualt a(\tl tha
amount ot ..ch lu.. Alter ddduQtln~ th. amJUlut u"8(1 DII nhwul'semllnt to the
L.uldlQ,d, th" Landlord ohall prollptl'l refund the Lull &a\Ounc ot t.hll b.1MlclI to
thll Tenant.
6. !l111.ltJ.U_~,1 Mill hll~'~,
I. The r.enlllQrd .hall provhle the ut1l1tlu llauLS In column t 11 lle}ln, t.Jr the
tlullllllllJ unlt without any addition'" ch4l[(J& tl) the Tem.nt. The coat. at thede
tltllltlo. I, lnalutletl In th.. Cuntract. Ilout. The tltl\1tlu lldU,1 in collllan 11)
h,luw au nor. lnolUlt.d I.. Cont.uot. n.nt, .ntl are palll lJy tile TClhmt.
lloatln9 of "oue
to~ 'r..llI..
~dl.-<-r
t9hllltJ' 1 !:WJ!IlL1
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Cooking rue \
!:in
~
YJ.Jh,
,
\lr.JUt',
lIeat.ill~ tor: 'n.ll..
Other IlecUI.
(Lighting. Rolrl9-
oration)
S."er: Char:ge
Watee Ch.r~.
'1'"..11
Lawn Can
Snow n..oval
CleaninQ ot COllllan Ana.
b. IJ) the range for the dwellhuJ unit ehaUlJe provl,l.,' by the ....~.I...,I i./II;
Iln.ert ..andlord or: Tenant, .. appropriate. U: unepecUle\;:f, Lh. UllfJe
.holl b. provl~.~ bV tho L,"~I.r~, I
1111 The I'.tchentor tot' the dwollinQ unit. .haU ba provldll" hy lhe ...--1"1 ',1 I.
(tn.ert Landlord or !enlnt, .5 .~prop'iat.. IC unupeclfled, u,~
Ufrlg8UtOt' shall be prodded by the Landlord. J
c. The LalUllQrd Ihdl pl"ovlate tJle following other ."pU."CII fue the d\leUlllfJ
unit,
1, lhllnUDmlllLIIl!1.JlJnID!'
The I.4nlllorll .hall ..lntalll lhe duelllUi,l unit, eflui'l.ent, alld .,I\llhnce.. and COINIOn
aUI. Ind t.clUtla., to provide dccene, ..h, and ..nltal"Y hO\l.ln~ in .c:cocdanc:e
wllh Lhe hu\U.lnu 'IUIllty etanf.!udll (14 CItW 9escllon Ol\1.10lJ) tor' the Section a
lhlhtlll~ Huudnu Pro~rall, lnalutllnrJ the L1rovhlon ot all t.ht ...rvll:'8, "..lntftlllU\ce
and ut1l1th. .et tarOt 1n the lAue.
B, TUlllnotJ.QIUUIIWl!rL'
A. thIS I.nulllofil ,hell Hf)t ten,lnllle the ll!ll.t1If:Y UCf!llt to[1
(I' SerlrHlo or rel1e.it!!!' vlfllutlou ot lht! telUI!1 jUtll r.nn.UtlllurI lit the t.eolll!f
III I
Vlol.1tlon ot FlJll..rnl, St.llt". QC l'If:"! I;tl' whld, lmpl1lu,,, ohll 'lilt. IlllHl on i\
tf!lh'nt In cOIlMctlon willi thrt OCtlIlV'UU:'1 ur unn of tlut dwe1lln~ uult. alld
nunuun11lllfJ p[IImln'1fI, or
IIlL) Oth.r good c.u..,
h. The tollowlnq are 80m" ft.nmpll!d Qt -ather qQotl CRUDt'" tor tltrmln~tlon at
tel1"ncy by the t.l'l"lllorllt fallllrt by t.h.. T.mftnt Flulll1y to .ccapt tlut otter rJ( a
IlI!W r,IIi1A" In ar:eotllilnce wit.h prtrnqrllph C 111 ot t.hl. ncat.Ionl . "en.,nt r"mll',
hlnt,nl'( of. 1Il!lt.llth"t1I~Q or. ""lqhhorn or ."Ult.tlll:tlol\ ot property, r.rlmtl""
nr.U"II.y Ily Tf!IH'lIlt Family 1TIp.ll\llIlcn 11\\l1)1\1'II\1J crl/M" of. 1,hYIJ1clll \llnl'llll:lt t./I
Ilf1p,nltrl or prul'l!rtYI tllfl t..lIll'l,)[,J'u 11i1!fJln to utlllt.n thl't unit tur ,-,"fnnn.,l or
hmlly IIdft or tor" ptlrtlOOfl other tlVU1 ""It an a ff1nltl1!"t.lal rflnt.i\l \Inlt, or i\
hll"II\I'!~r1 or ftr:onomlc renr1nl\ Cor tf!rmtllilt.l.,,, or t1ut tennncv lauch art Rillf! of t.h4
vrnllfHt.'(, r"lvlvnt.lol\ or t.ho IIntr., dnnlu to nllt. tlH' uott. Ilt a hlqhllr rl1l1t.ill).
thin lint. oC uilmphrs 19 ilttellllt"I all il 1l111l--o:fdllnivt1 ur..\tl!mfmt. of dflmt1
n I tunt.lon" In.-:l\llJl!d in "ot.hnr good r.;UIf"!~, hilt. IIh" 11 In no "lilY bit conntruai! nn
It limlt.nt.loll on thl! ",,\)llciltlon 0' "'Jlhnr rJuUll CBlInlt" tr> nltuatlonn not.
indullf!tI In the Iht.
c. IIlJtwlthntantllng parl\cjrnphn (n) or (hi fthnvo, clur1nrJ the Urnt ylflU' ot th~ t.on"
ot ,. r."..ne, th.. OWlu,r Il1ftY not. t.ltrmln"U t.h., t"nnnr.V for: "atJ\ftr onoll CHI""""
lIuhnn t.hlt larmlnilt1nn III hi\ril!11 on Filmllv mill Cl1a"ancQ or nonhAAnnce. For
ft)C.lmplft, dllring thlt Urnt y""r at thl! tnrm ot J,It.;\"", lhtt Owtl!!t mny not.
termlnAt.!! 1'.1", tl!nr'll1cy tor ",)r.h"r gOlle1 Cilllnq" h.'"'HI on nny of UU! following-
rlTrHUultll (I) tl\llllrft IIV thl'l Filmil", to nr.r.e\)t. thr! otfer of B nnw 1.1t~"l'Il
(II) tll" O\.lltnr'o dflnlrl! to 1It.ll1zl! the 1Inlt fllr rUHnonnl or hmltv un" or (Ilt
.'l Illll\Ir):1P. other "hnn fUl n rr.!1ltl~ntl."d lIult., or 1111) n hllnlnftn!t or ft.;unnmlc:
rl'!;\:tllH rur tnunlllilt.tlln or l.h" tnth'll\l:y (nllc:h A'I " nill., or tht! prnlll1rtv.
r~IlIJII;\Lllln o( lh" unll~. 11""1[,, llJ r'tlll I.hl! .lIll!. nl. " hlyhftr rani..... I ).
d. Till! I,nn.llortl mny elllct. tit" Tenant hOlI t.hn unit hV 1nntitutlnq .. court. ,,~tlan.
The 1.;\l1lllord I'IIU8t notlty the pun In wrlt.h~q at t.he comm~ncem"nt at procedllurt
Cor tr.rmlnnt1on of tennncv, nt the nilmo time thnt thl! JI8mtlord qlvftd notIce to
Tf!llant. untlttt StAta 0: local l.w. Thl! ndUCQ to tilt! PllA may hI! qlvon hV
ClIrlllnhlny thlt Pl1^ it copy of tit" l1otlco to the Tonilnt.
9. The Lnndlon) shall not dlscrlmlnaU agalnot. t.hQ Tallant. Family 1n the provlllion ot
nerv1cf!n, 'or 1n any other mRllIler. on the groundn ot ago, r3Cft, color, cued.
religIon, :If!let hi1ndlcnp, or nnt.Loll"l oriljlo.
10. nny noUce \lodor paragrAphs tU), (11), or (12) ot thin ncctlon may he comlJ1r'etl wIth
and run concuruntly with .my notice [ltrJulnd untler State or local law.
11. Afur npllroval of a propolleLl nl}w I.eanf! by the PlIl\ In accordance with mID
rerJllli\t1on!1, the t.anellonl ,my of[Gr tho Ten.,nt Fi\mlly the proposfld nllW l.flalHt tor
l!lCp.clltlnn on "flhllU at the Tl!l1nnt. F('Imlly, tor a term h!!glnnino At any t.ime oftltr tho
tlr!Jt Yf!ar ot the tum of thin J.Ponn".. Thft I.andlorll nhnll qive th" Tanant. wriltltn
"r,tlce or the oCter, wIth copy to the rll^, nt hn"1: Alxty dayn ba:fon Ul" llroponed
comm'lIlCemt:!l1! d.ltl! of the I\l!W leilnft term. The oCfor may 8(U!Clty a reanonalJh t.imf!
1111\it fur ilCCI'!~ltRI1Cl! hy the Tennnt Fnmllv.
12. Thl! T.mnnt mnv termlm,te th" l.ense without CimRe at Rny Um" after the flrRt y"ar ot:
thl! term of the Leas", on not more: than n1xty dayn written notice lJy the Tenant t.o
th.. J.nnrnnrd (wIth copy to thlt PII^I. (Thl! provlnlonn of thin luhlltctlon ILl IIrll not.
Int.end"'ll to 11rr.lt till! right oC the Tennnt to termlnnte the IAaeo where no provided
elnewhctft In the I.ease. J
13. ThIn lean" hnn bl!ftn l!Iiqnnd hy the lliut"'" on thl! condItion that the rll^ wlll
proml1l1y o)(l!cule a lIou8ln9 ^nnlntancf! paym.!Otn Contract with thl! I.anlllo[d. Thll1
I,ctiltle nhall not hecomft rtftective unlonn the rlln hM eXl!clJutl ft nOIl.lng ^nnlstancQ
Pilym~ntn Contract wlth thl! l.aruHrall effective tho flrnt day ot the tem ot the Lellle.
14. Prohibitc.} !.C:J~Q.11.g1YllD.1
lIotwlthntnntlll1fJ 8nythlny to th" contrnry In the I,enne, Bny provhlon at tile Lenoe
whlch tnlln wlthln the clnud1tico1t1onn below ohl\11 he Ini\~)pl1cahh.
n. Conf""lIion of Jl1ltr,mlJnt. Prior COIl,,,mt hy t.IU! Tl!l1nnt to be flued, to "dmlt
qullt, or to II )ll\lymp.nt. In rAvor at the J.nIllHoa;tl In II lltowduLt. )n:oltl,lht. In
COlllu!ctlon \.flth the l.enn".
h. :Jnlzp. or Hold Property tot' nent or Olllnr cIIMy"n. nuthorhftllolt to the
1.01\(110[11 to takl! 11roperly of t.1l1! 'rP.t1m't, or hol.I prnl1f!tty of lhe Ten,mlt nn f\
\11f!lIlJp, or oecllrity unlll thr! TOIl/mt ml!etn any ohliqiltlon whIch the 1..1l\dlotll hOB
d~t"lmllletl thl) Teullnt haD falloll to pe[{otm.
1'1\1'" J of. " (lill,~n
1-~\l
COMMQNWIAL'H 0' ,.HNSYL'W'AN.A
COUlfO'COM~N-'LiAS
NOTICI 0' APPIAL
'ROM
JUDICIAL- OISTIJCf
DISTRICT JUSTICI JUDGMINT
"
COMMON PLUS N.. q (O' - 10 <+'-t- (l, .'cl .1"""-
NOTICI 0' APPIAL
None. is given thot the appellant kas. filed in th. abo..... C~lJrt of Cl)mmon PI.as. an app.al from tn. judgment rendered by the Dis.trict Jl.ls.tice on the
dote and in the coso mentioned bel"""
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STAT!
llJlCOOI!
NAMlQII ~T
L~~~P Street G::~:;;;:;~~--;u~le o.::;::~U~~8t: Tina ~ven PA (0"__" 17072
~ CV 19 - - - r~:~:..~:~:::~::4'::~~r ~e~:;~:~~:es. lac.
LT 1,,~L~.-qgoOQ9~::'~:~,~.._~.__ _ _L' / -./, :, J/ Carlisle PAl. 17013
This block w;n be ligoed ONLY wh.n .h" nolOhon ",.qUlfed unci.. Po R.CPJP No. If appellant was CLAIMANT (see Pa. R.c.P.J.P, No,
10088.
This Nohic. of Appeal, when ..co..ed by .he 0;.,,,,, Jull;co, wIll OPIlfQ', o. a /00/ (6) in action before District Justice. he "RJST
SUPERSiOEAS :0 th. judgment fOl po.....ion ;n th.. (0'" FILE A COMPLAINT within twenty (20) days after
tiling his NOTICE of APPEAL
s:r;i"".J,D,u()/Prothi.iiflli,a;-Y- ~i1-fJtJ~tv
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PRAICIPI TO INTlR RULI TO 'ILl COMPLAINT AND RULI TO fiLE
(This section oIlcnn to be usod ONLY when ;,,,,,oll,,nl was DEFENDANT (see Pa. R,C.P,J.P, No, lOOI(7) in action before DislTict Justice,
IF NOT USED, detach from copy 01 notlCo 0/ ilIJP811/10 be s"",ed upon appellee), '
PRAICIPlz To Prothonotary
Enter ""I. upon 'I"h..,rln... and qllllf.~p."""n . app.Ree(sl. to file a complaint in this appeal
N.Jt,,,, uI .lI.'fJIt'WtI(s'
(Cornman Pleas No. . q ILl - IC!, ~ '-f I'd 1'. '" ~wi.hin twen.y (20) day. ofler ..,v;c. of rul. 01 .uffer en.ry of judgment of non pro~
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RULE, To ,.~~ftdft1!". anA ~....f~.._an
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, opp.uee(.~
( 1) You .... nuhfled thot a rule ~ hereby en-.l upoo you 10 file 0 complaint in this opp.a1 w;thin tw.nty (20) days ofteo:' th. dole of
..,.ic. of thi. ",Ie upoo you by "",,,,nol ...v". at by cotlified at ,.gl.'....d moil -' . . " ,': "
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(2! If you do "". fil. 0 complaint w;.hin th;. .Imo, 0 JUDGMENT OF NON PROS W1U BE ENTERED AGAINST YOU,
(3) The date of ..rvie. of .h;. rule ;f ...v;c. was by mail ~ .he do.. of momng.
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Al:'f'C ItJ 1M
COPY TO BE SERVED ON APPELLEE
THEODORE AND SUZIE OPPERMAN,
Plaintiffs
IN THE COURT OF COMMON PLEAS OF
V.
CUMBERLAND COUNTY, PENNSYLVANIA
NO. 96-1044 CIVIL TERM
TINA MYERS,
Defendant
PETITION FOR SUPERSEDEAS OF JUDGMENT FOR
POSSESSION OF REAL PROPERTY
COMES NOW the defendant, Tina Myers, by counsel, Philip C.
Briganti, Esquire, Legal Services, Inc., and respectfully
petitions this Honorable Court as follows:
1. Since in or about December 1994, Defendant has rented
from Plaintiffs a dwelling located at 12 East Main Street, New
Kingstown, Cumberland County, Pennsylvania 17072, where Defendant
resides with her six-year-old son.
2. Defendant's rent, which was entirely subsidized by HUD
until January 1996, is $425.00 per month.
3. On January 25, 1996, Plaintiffs obtained a judgment
against Defendant for possession of said dwelling and for $425.00
in alleged rent from District Justice Glenn R. Farner, from which
judgment Defendant filed a timely appeal to this Court on
February 26, 1996.
4. At the time Defendant filed this appeal, she did not
have the necessary funds to pay her February 1996 rent into
escrow with the Prothonotary, and therefore could not obtain a
supe~sedeas of the district justice judgment for possession,
pursuant to Pa.R.C.P.D.J. 1008a and C.C.R.P. 357.
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executed an Assisted Lease Agreement for the premises located at
12 East Main Street, New Kingston, Cumberland County,
Pennsylvania ("PREMISES"), A true and correct copy of the
Assisted Lease Agreement is attached hereto and made a part
hereof as "Exhibit A" ("LEASE"),
5, On October 11, 1995, pursuant to the terms of the
Lease, the Lease was terminated for good cause effective December
31, 1995.
6. On January 4, 1996, Plaintiffs filed a Landlord and
Tenant Complaint with District Justice Glenn R. Farner seeking
possession of the Premises plus the fair rental value,
7, On January 25, 1996, Judgment was entered in favor of
Plaintiff aIld against Defendants by District Justice Farner.
8, On or about February 12, 1996, Plaintiff filed a
Request For Order For Possession of the Premises with District
Justice Farner.
9. On February 26, 1996, Defendant filed a Notice of
Appeal with the Prothonotary of Cumberland County to Docket No.
96-1044 Civil Term.
10. On February 28, 1996, this Honorable Court executed an
Order granting Defendant a Supersedeas in accordance with the
terms and conditions set forth under Rule 357 of the Cumberland
County Rules of Procedure. Pursuant to the February 28, 1996,
Order and Rule 357, Defendant is required to deposit into escrow
with the Prothontary monthly rental payments in the amount of
pr~mls~s as d holdover tenant since January I, 1996, Defendant
avers th'it she Is 'i proper tenant at thO' premises, In ilccorddnce
with the parties' Ledse dnd applicable HUD regulations, See
Plaint IHs' Rxhlblt "A", whir:h is in<:,orporated h<>reln by
reference,
9, Denied, Defendant denies that th~ fair rental value of
the premises Is $425,00 per month, due to Plaintiffs' breach of
the implied wdrranty of habitability and/or the defective
condition of the premises, dS set forth below In Defendilnt's New
Miltter,
10, A'lm i t tell In par t ilnd den i ed in p...rt, De fendant admi ts
that she has not paid rent to Plaintiffs for Januilry 1996,
However, she has paid rent for February 1996 through April 1996
into escrow with the Prothonotilry, as required by Rule 357 of the
Cumberland County Rules of Procedure
11, Denied. Defendant denies that she is liable to
PVtLntiffs for the fili,. r;'ntill villue for Jal'llvlry 1991i through
Marl"h 1991i, in th.. amount of $127'5,1"10, Defendilnt specifically
denies that the fair rental Villus of the premises during this
period was '1275,00, du" to defe<'ts in the prHmises and/or
Plaintiffs' hreach of tho" illlk,lip,1 warr,~l'lty of hilhitability, ilS
set forth helow in n..fo"ndilnt's New Matto"r
12. Admitted in part and deni~d in pilrt. nefendant admits
th~t Plilintiffs filp~ a tiln~lord ilnd Tenilnt Complaint as alleged,
bllt ,1..n;..s th",t the "'mollnt of r..nt sought waR the fair rental
v._'ilIiP nf th,.:. prffllli'-.;8:;;. n-.:.ofen1-L=:tnt' rppF>~ts ;:;nd inrnrpnrates by
fefefenre her averments set forth ~~lVA in Pafa~raph 11
lJ, Arlmitterl,
14, Arlmltted,
15, Arlmitted,
1~, Arlmitterl,
17, Admitted,
IR, Admitted, However, to the extent it is averred,
Defendant denies that she owes $1275.00 to Plaintiffs.
19, Defendant repeats and incorporates by reference her
averments set forth above in Paragraphs 1 through 18,
20, Denied, Defendant denies that pursuant to the terms
and conditions of the Lease, Plaintiffs served Defendant with
notice of termination, By way of further answer, Defendant
asserts that, contrary to the terms of the Lease, Plaintiffs did
not have the requisite good cause to terminate her tenancy.
21, Denied, Defendant denies that the Lease expired on
December 31, 1995, Defendant repeats and incorporates by
reference her averments set forth above in Paragraph 5,
22, Denied. Defendant denies that she is a holdover
tenant. Defendant repeats and incorporates by reference her
averments set forth above in Paragraph 8,
23, Denied, Defendant denies that she remains in
possession of the premises without permission of Plaintiffs,
Plaintiffs granted Defendant permission to remain ~n possession
of the premises by executing the parties' Lease, and thereby
agreed to terminate her. tenancy only for. good cause, which
Plaintiffs do not haye,
NEW MAT\,BR
!, TIT1Qro.!?er Withdril,waJ from HlIn Section!} Proqral1l
24, The parties' Lease was entered into under the HUD
Section 8 Existing HOllsing Program and is governe<l by federal
regulations relevant thereto,
25, Pursuant to 24 CFR Se~tion 882,215(b)(2), Plaintiffs'
Housing Assistance Payments Contract, under which Plaintiffs
agreed to participate in the Section 8 Program, is coextensive
with the terms of the lease,
26, Pursuant to 24 CFR Section 882,215(c), as well as
Paragraph 3 of the parties' Lease, Plaintiffs can only terminate
the Lease without Defendant's consent for specifie<l good cause,
26, Plaintiffs, without the requisite good calise,
improperly attempte<l to terminate Defendant's Lease, with<lrew
from the Section 8 program, and refused to accept rent subsidies
from HUD beginning in January 1996 and continuing to the present,
27, Plaintiffs could have received rent subsidies from HUD
to cover the alleged unpaid rent, and only did not receive these
payments becallse they failed to complete the necessary paperwork
with the Housing Authority of Cumberland County,
28, By improperly with<lrawing from the Hun Section 8
program, and failing to complete the necessary paperwork to
receive rent subsidy payments, Plaintiffs waived their right to
collect rent payments for the relevant months and dTe estopped
from collect lng thp,;.. SIlIl1S from Defenrl,int,
rr, !lre,H'O of t.h"lrmpll'Jd WHnnty of H~hltatJi\iti'
29 Since January lq9~, nef~nd1nt haR en~0untered and
endured the following defects to the rental premises:
ii, a seriou:'! flood which left '1pproximdtely five fe",t of
water in her basement, dnd required that she and her son vacate
the premises and as:'!ume residency at anoth",r location for
approximately four w",eks, du", to lack of electricity, lack of hot
water, and an intolerable stench,
b, a continuous lack of hot water caused by a defective hot
water heater, requiring that defendant h8at water on her stove
for bathing and other purposes_
30, Plaintiffs were aware of the flooding problem in the
basement before the above-described flood, and failed and/or
refused to take sufficient measures to prevent the flOOding or
reduce the resulting damage,
31, Defendant has notified Plaintiffs of the problem with
the hot water heater on numerous occasions, and that it runs
continually and consumes large amounts of ",lectricity, but they
have failed to repair or repl'lce it,
32, Because of the flood, it was necessary for Defendant to
secure temporary housing, at a cost to her of $550,00,
33, The flood ruined or destroyed property owned by
Defendant valued at approximately $3100,00,
34, The flood rendered the rental premises uninhabitable
for approximately one month, from the end of January 1996 until
the end of February 1996, thus completely abating or
~
.
.
4, On April 2, 1996, the Oppermans filed a Complaint
against Myers in the OPPERMAN ACTION, A true and correct copy of
the Oppermans' Complaint is attached hereto and made a part
hereof as "Schedule 1",
5, Myers filed an Answer with New Matter and Counterclaim
on April 22, 1996. A true and correct copy of Myers' Answer with
New Matter and Counterclaim is attached hereto and made a part
hereof as "Schedule 2",
6, On or about October 30, 1995r Myers filed a Complaint
against the Oppermans in the MYERS ACTION, A true and correct
copy of Myers' Complaint is attached hereto and made a part
hereof as "Schedule 3".
7, The Oppermans filed Preliminary Objections to Myers'
Complaint on November 22, 1995, A true and correct copy of the
Oppermans' Preliminary Objections is attached hereto and made a
part hereof as "Schedule 4".
8, After the initial Appeal by Myers, no action has been
taken in the 2ND OPPERMAN ACTION.
9. All of the foregoing actions arise out of the Landlord
and Tenant relationship between the Oppermans as Landlord and
Myers as Tenant for the premises located at 12 East Main Streetr
New Kingston, Cumberland County, Pennsylvania,
10. All of the foregoing actions involve common questions
of law and fact and/or arise from the same transaction or
occurrence,
,
-
6, On October 11, 1995, pursuant to the terms of the
Lease, the Lease was tetminated for good cause effective December
31, 1995,
COUNT I: DAMAGES
7, paragraphs 1 through 6 are incorporated herein by
reference as if set forr.h at length.
S, Defendant has resided in the Premises as a holdover
Tenant since January 1, 1996,
9. The fair rental value of the Premises is $425.00 per
month.
10. Defendant has not paid rent to Plaintiffs for the
months of January, February and March, 1996,
11. Defendant is liable to Plaintiffs for the fair rental
value for January, 1996, through March, 1996, in the amount of
$1,275.00.
12. On January 4, 1996, Plaintiffs filed a Landlord and
Tenant Complaint with District Juatice Glenn R. Farner seeking
possession of the Premises plus the fair rental value.
13. On January 25, 1996, Judgment was entered in favor of
Plaintiff and against Defendants by District Justice Farner.
14. On or about February 12, 1996, Plaintiff filed a
Request For Order For Possession of the Premises with District
Justice Farner.
15. On February 26, 1996, Defendant filed a Notice of
"
Appeal 'lIieh ehe E'roehonoeary of Cumberland Coum:y eo Docket No,
96-1044 Civil Term,
16, On February 28, 1996, this Honorable Court executed an
Order granting Defendant a Supersedeas in accordance with the
terms and conditions set forth under Rule 357 of ehe Cumberland
County Rules of E'rocedure, E'ursuant to ehe February 28, 1996,
Order and Rule 357, Defendant is required to deposit into escrow
with the Prothontary monthly rental payments in the amount of
$425,00 on February 29, 1996, March 1, 1996, and thereafter on or
before the 1st day of each calendar month,
17, True and correct copy of foregoing documents are
attached hereto and made a part hereof collectively as "Exhibit B",
18. Despite repeated demand, $1,275.00 remains unpaid by
Defendant to Plaintiffs.
WHEREFORE, Plaintiffs demand judgment against Defendant in the
amount of $1,275.00 plus interest, costs of suit and attorneys fees.
COUNT II: EJECTME~IT
19. Paragraphs 1 through 18 are incorporated herein by reference
as if set forth at length,
20. Pursuant to the terms and conditions of the Lease,
Plaintiffs served Defendants with Notice of termination,
21, The Lease expired December 31, 1995.
22. Defendant is a holdover tenant,
23. Defendant retains possession of the Premises without
permission of Plaintiffs.
MjjInTi:O Lr..~c ,\CllEttlElIr
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1. UQ\JlJlnt1 ^atthtance Pi1'1ment:r Contr;sct.
TI1" l.andl'u:d will enter Into I lI11ue1nq Asolst"ncl Payment" Contract I-ContE'nct-)
with" PlIhl1c HOlllllnq ^gency (PII^I undltr tlrlll :lectlon B &xhtln'1 1I0lJlllo'1 PE'oqrnl1l at tll"
II.S. n"p.utollmt of HouD!nl] anti IIrhall nevltlop"l!ut. Undu thl! Cl>lItract, tha rll^ will .aka
hrJllnlnC) i1:s~~ntanr:" p"ym"nttl to th" l.anelloE'11 to ""nLlIt the famllv, at ~hlch the Tenant 111
the tf!prl!!fH\tolr.l'Il!, to le.'lIe tho t1"'ltLlln9 unit lro. the l.....ullard.
2. Conflict lfiUI Ollie: provldonll ot I.Qol:JQ.
In c.ll1e at IUY conn let blltwun the provlalolln ot th1ll aectton ot tht Leue anti anv
other provlllen:l at the Leaae, the provieLone at thh IIctlan .haLl pnvIU.
3. Tl!~ ot Ll!illJf!.
The term at the L,,,se ahall be'llln on tJ/l1 I , L.2..ii:: Ind Ihall continue until
(1 J . temlnat10n a( the Le.ee by the LantlltjJ,rd 1n accol'tlance with pau;uph (8) at thte
.ectl,,", (1) II laminAtion at the I..""G by the Tenant ln accortlnnce with the '.taue or by
_"tual IlfJrllllltnt dUE'ing the tam at the L,a,,., or IJI . tamlnatlon oC the Contract by
tho PI/^.
4,
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nm.
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amollnt ot the tot.l mQnthly rent payahlt to tho Landlocd durlnq thl to... of
I.OM' Icalhd the -Contnct nent-) ,hall b, detemin.d In Iceordanca with
Contract bet",..n the Lnndlord Ind tho PI~.
a, Tho
th"
the
h. Tho portion ot the Contraot rent p.yablo by tho Tlnant C"Tln.nt nont") .hall 11.
an amOllnt det.mln.d l1y the PII^ In .ooordano. with mID reguhtlon. Ind
E'aqulrement!l. The Allount ot tho Tenant Rent 1a lIuhJeat to ch8no.. A" dotf!lldned
IIV the l'IIA during the tena oC the LlIse. Any chnnQ" 1n the IllIOlInt ot the
Tl!nant Rent wHl be stated in a written notlcD by thfl: Plm to the TanAnt and lhe
r.o1ncllofll, Dtatlnq the new amount and the eUectlve date at Ule ChA1I9lt.
InitIally llnd untll auch chnnge tho TenlUlt "9t1e8 to pay S ,'" e....'j per
lllonth to the Landlord alii the Tenant Rent.
c. Tho Tenant "..nt all determined by tha 1'J1^ Ie the IIU\x1mum amount the L"ndlord CAn
req1l1n till! Teni'nt to pay Id E'ant tor the tlwalllnq un1t, lnaludlnq "U
Jarvlco!, Inalnte""nae, IInd utl11t1u to bo. provided by the Landlord In
accordance with thh LeRoe.
d. Cnch .onth. the PI,^ will PAY. lIou8109 ^aelatance Payment to the LAnlllord on
bellaU ot the Tennnt raml1y In accord"ncl wIth the Contract. The aonthly
lIoulIlny ^uhti1nce P,'ynlent 11 tho. dUferencG between the Contnct Rent and tJle
TenDnt nent.
5. Securltv Dl!DOlllt.
I. The Tl!"nnt hAS depoalted $ %...)~'5' De with the l.antHonl nil . IecUE'lly I1l!!poll1t.
Till! '.andlord will comply with IIVO tefJllhtlono uvardlnq IIICUE'ity depodlta ham
" Tenant "nil 1111.111 not coLlect a Dl!CUr!ty dC!IJOlllt which 10 flIore tlu," Uus
m.ulmUIll amount permlttetf ullller tho nvulotlolls.
EXHIBIT A
pn".. t nr .. r"rtl!~
"
1111
'Ilol.)t1,m Or htl1!CI\t. 3t.\t'1, Qt 11]1:;)1 l.lW ....hlell l:nP'H'''1'I nhll'Jiltl'lnl1 on a
tan"ot In canM~tlon w-lr.ll -'l.ltl dCl:'.'ll.lI\C'/ lJr .Hlt) Qe till! dwdLlnq unLt /lnd
IIIII:"tOl.l1\II1111 ~(em1.tltllll ot"
<II
(UL) Ot!1u' qoad caus".
b.
Tllrt ~,)ll;JwLnq .Jrft lIaml1 !;4;'\l!Ip11l1 of .,.)tlHtr "Jon.j C.ltJd"" toC' ur:nlnatlon o!
t~nilnC'1 b't th8 L.lnIlLoctl. f.JUur" b'l tll" Terllllnt r.oantL1.', to .cc",pt'th4 oCCer aC 1\
M\l r.I!ilR" In "c:~oC'llitnc. ...Lth pnrlJqrJph (HI of tl)15 IJl1ctlonl a t"n;,nt '"mIL',
hllJt.'H" 1')( IjljtlJrh.lI,..;tt at Oftlr;hIJ'Ui1 nC It,utrllctl<1n of ~r',p"rt'fJ crLnlnt\l
.v:tl'dt.'/ h'/ Tenilnt r.lmll', 1ftnmhl!tn IIIVI,btlll.l crlml1rt of physIcilL IItIJt""Cft tll
1,,,r,1111\11 or prop"t't.i'1 till! t,;'\l\IlI'H"tJ'1I 11~!llr!1 t'J uttl11.1'1 th'l IInll'. lor pftrrtoll.,l or
f<1ll\l J', list 0' tal: II pHr~adf\ other th.ln IInll an a t'llllllhmt.l.l1 r"nt.ll unlt, Q[' fl
IlIl:1iM.1!'t ot' lt~onnml~ tlt,,:son tor tnrnlnatllJn ot thlt tf!nnn~,/ (such .14 11,,1'1 ot th..
\.Irnpflrt.,. r~nc),Jntt()n o( eh" lllltr., 1I.,1I1r., to unr. tl1l1 unIt lit a hlr;h~[' t<!Ilt..ll).
Thl~ 11:H. of ltiCi\mplu 13 1nt.aJHlull Ml " lIt1l1-e~dllnl'Jf'I at"t.oJm.,nt l1f 1I11m~
!'Iltlltltll1n!1 In.:ludl!tJ 1n "otJlf![, qlJOll C.lll"!!", bur. Ahnll Ln Ill) 1.1,1'1 hit conot.clll111 011
n Iltnit,'tlol\ on th4 ,'ppllc"tllln at "l]thrlr 'lond ClJIlB"" to) 1I1tllatlonll not
lndlJdrJ.j 1n th., list,
c,
lIl']t.wlth5t;\Ol.Hnq p;'Ie;tqrt\phd In) or (lJl IIbl']lIlt, lludnq thfl tirat Y'f",r oe th", t.lHm
at: 4 t,I1,'''''' th., OwnltC' ffllt'! not t..nnlnnt.. r.hlt Cltnl\nr.'/ toC' "othl1[' ~11t),1 Co1U"lt"
IIlIl"l1/1 thl! tlJr::nln.1r.bm ill bas"tI on F.lmll'l maLCO:":1"n~t1 or nonteallilnclI. lac
examI")1,,, dudn!) the Ueat YI!:.)t' at th., t.HllI at 1.4M'!, th" OwnJtl: may not
tenn!nilt1 th,. tel1;\lIC" Cor "fJr.h"r I]l1tlcl C,lIJnQ" hanp.\l on I\n'l oe thft (011014111'1
qrnlll1tl[1., (1) fa11l1e" by thl! r"ml1'/ to l\r:Cltpt thl'! o'Ce:r at a now I."""q,
(II) tll" O\o'tll!r'" tll1lJlrlt ta utlllu the unlt for pl!r!lll1lo1l Qr hmtl', Udt! or CIJt'
a pllCpn:1" other t.h,'n .1r1 " r~!lltJp.ntt.-ll IlIllt., or (111) ;l hllnln~!1," or "r:01l0",11:
r";'l,1011 tot' tntmlll<'\tlon or r.hlt t"",lllf~'1 (l1\1ch iU1 G !1a!l! or thlt rrop",l'l,
r~t1IJllill.1on 0' tha unIt:, dl!3lrlt to rl!ut lhlt 1I111t. nt." hl'~Il"r 1:1I111...'1),
d,
Thp, r..1ndlarlJ ltIay t',let tha Tan;ant troll tl1t1 unit hy Innt1tntlnq is court "ctlon.
Th\l l..'1Ildlard mUd::' notHy the PlI^ 1n wrltlng ot the commencem.,nt ot pracftdllre.
t'lt' tfltr.'llnatlon ot tenMCY, At the nilm(t time that tht! T.andloed 91'/110 notlc'! to
Tf!lIant. untJu. StaU or locaL law. Thl1 notlce to till! PIlt\ may bl! I]I...e" hy
(ut'nLnhlnq the l'IIA a copy ot the nat.lctJ to the Tanant.
9. The Landlord shall not d1tcrLl1llnatlt aqainat th" Tenant ramll'l in thl! provLB1on oC
servicl}s, 'or In any ather manner, on t.hl! grounds or aqlt, caclt, color, cued,
nLl')loH, :11'1:<, hamllcap, oc nRtLon~l orLI'JI".
10. Any notice under pacagt'ilphs (01. (11), at" 1111 ot thIn Goetlon !nay 1;" comlJlnl!t1 with
~nd run concurrently wIth any noUce reqtllred under Statlt or local law.
11. I\tter npproval ot II proposed new I.easl! by the PitA in Iccordanclt wit.h IIUO
ul1l1latlon!1, the {,and lord may oetar thOi Tanant Famlly the propos'Id nit'" I.ealle for
execlltlon on behalC OJt the T.,nant rnmUy, lor a term hl!glnnlno at anv time aft,,!: the
Ue~t Yltar ot thl! terti' at t.hls LIti\Ge.. The 1.C\ntJ1ord ..hall qLve thft Tenant. writt.en
"otLcll or. till! oHer, \l1th cop,! to the PlI^, At leRnt "Ixty daVII belon '.h" propolled
cOIMlJnComlfnl tlate ot the nt!IW ha!Je term. The oftu atay apec1tv a rU8QUau1t time
l1IBlt for acceptance bV the tenant 'I'm11y,
12. Th.. T..nant 110\'1 terminate th" Lease wltholJt cause at any time attec the Hellt year: of
thl! te'CTll ot thl! Leaslt, on not. lItors than ailty days written nr>tlce by th. Tenant t.o
the t,andlord (with Clopy to th" PtlA). (Thit provll1Lonrt ot thh luuuetLan ILl "I''' noe
Int.eml"tJ to l1rr.lt. the r1tjht o( the Tenant to tumlnoltlS the IABSQ whete DO ptoylcJed
lI18ewhere 1n the Lead".)
13. Thl, le..ne h..5 been IlcJne!j bV the pArt.lea on thtt conditLon that. the filA wLll
promjJtly oxecute a lfousLnq ^,ulatance Paymentll Contract. with thlf LancJlord, Thlll
f.ealle shall not hecome etfective unless thlt rll^ hM tlCltcuttd . 110uslng ^Bddtance
Pil'f:llltnta Contract with the Landlord eHect1ve tho Unt day at the term ot: the Lea.e,
14. rrohltJ~:Qf.! !.e.3~~ P:-c'/!.t!'lO!!r
Hotwlth!lt"mdlnq anythJnq t,o the contrA"1 in tho I..ane, any provhlan ot the LeRDe
which fAllll within the c108llUlcl1tlono below ohan be Inilppl1cahle.
e. Cont:enslon ot: J\IlJljment. 'dor conRant by thl! Tltnnnt to be sued, to ..dmlt.
qllllt, ot to a jud'1fllll!ot. In hyor ot: thill Lanlno!:ll In e lllwouIt btau~ht 1n
(:onn~r.lLon wLth the lABile.
h. SI!1ZIt or Ilold Property tor l1l!nt or Other Ch;'lt!)!!n. l\\IthorlzBtlon to the
LitntlloetJ to take proputy ae th~ TO!nt\nt, or ho111 pro{lItrty 0' the Tenant, as "
plt!fl'J!! or tIIecudty untll the T~llant ml!et!l ""V abllqatlall \flitch the Lanllloed has
detl![::1lnetJ thlJ T~llant hold failed to pu(orm.
p~~~ ) of ~ P;'l~t!n
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L}.l,J'J U!.U it U ,qi"j U
TENANT COMPLAINT
C-;'l,',I'~,.:J!!J._-'" ;.T P!'-.,..J/_',\'jI\
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G:~r..l R. =,i;::~:
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CL~I.\I ~Ill...!e:.q
o~r: FILED
'!'~'v1:do=~ cpS:c::na;-:
31.1.3:") C~?'~:.na:'\
c/o tat,' O~:L:~3~:
:Z:~?':"'.:;-;:'l c. ~r~..1>:l.=ji .
o;'==~;J":','.j~:3L!. ') ?t:13 .,,~,,:'~~t
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and
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PILING CCS73
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1'0 THE DEPeNDANT;. 'T:~ ~ao'J~ '1':''''l(E:; flV;..,til~;Sj -\s/.5
JUOG~.t=:ri iC:::::7"'a.~ WI:",; C':S7S ,.l,~..,,'jSj 'f:::'; ,Fe.., Tf1S
POS3a';:SiON OF ;3:;:.\l..?~,,:p=.~r'( ..l,'~O FOR
,
o O.)".'.I"lr,GE3 .:.:R :"I";~~V iO 7~= n:,-\L n:":iJ;:~"'r. T'J '."IIi:
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IN THE AMou~rr OF
o O~,\I~Gc3 FeR 7:-i; UNJt.,;3~ ==7:::'frrc~~ -:;: rn~ r:i':::,~L PRCP::~TY IN THS AMCL.'~T OF
o RE.\jT Mi:~lAINI~;G oue )".'lO l..:NP,.\IO Q.'I':ILING QA r;; l,'~ THE AMCUNT OF
o A,'JO ,.1COI71'~N":':' rU:.T ~.:.',f':'iW~:~ Ct,;! J.:-40 U~l".~/O eN Hc.J.AING OAT;:
S
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T,J,"\L.
THe PLAINTIFF FURTHEi'l ALLEG.5 THAT:
1. THELOC"\TIONA,'~orH=..\CCMa3s,IF"\:n',OFTHeR.=.~L.PROP5~rYIS 12 Ea:s':. l-l3.in S'::~~-.!:::,
"'!~t.1 "';nq="o~ p.l"lr"\r....l.....an.:~. . I. .,~'
."......."" "._ .~'- Uf -::u'.~.i-"..:....,
:t THE ?LAINTIFF IS rHS LA:'IOLORi:) OF iH.\iI'ACP::=!TY.
3. Me L!ASED OR ~a.~TaJ THE ?RC?9:nrfiC VOU OR TO UNOe;; WHOM vau t;t..AIM.
4. 0 NOTICS TC Re~.lO"e W":'S GIV::N I:~ ':'C::::)ROAnCC: 'miH ~w, OR
o NO NOTlCSIS RaaU1R50 UNOE~ iriS TE~,'.IS C;: THe LEAse.
s. 0 THE TSiUI FoJR 'NHICH TH: PAOP;.~7V WAS L:.J,seo OR ReNTEO IS FULL V END50, OR
o A F,OAF,"TIJ~= H~S RESUI.TOO 3Y ~:,.sc" 0;: A BREACH OF THE CONDITIONS OF THE L:.~SE, TO WIT:
.
Hithout the con3~n~ of Landlord, Tenant remains in possession
;p: t:,<!; Leas~ P::::':IiS':!3 aft.~r termination 0: the L.::asaOA~3r:n.
l
!
"8,
o ReNT RESER""O AND Due HAS, UPON OEMAND, REMAI/IEO UNSATISFIED.
YO'U F\itAI~11Fle ileXL PROPER--.Y AN':51iVW5:tD"d'ive UP IT~ POlSESStbN;~ 1:' ..:
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v.rifv that
. . co che penalti'S
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.i;nitUrt af I)t.untlftl
, '. .~...~:: :. phone .'
At. 'Hb~;'PA,171~li!a~a-5ggS:
: \.-:..;'.. .:........:._:...-:.,.;;;..;.':7-.,.~-.... .;.~~:;. -.'_..
HEARING 1,5 SCH~OULSO 8Y THE OISTRICT JUSTICE ~S FOLLOI,'JS; ~':-'~'''~'.. .i~'~-.: ..i:' ',~~:"~'''. ::'.~:':~~".:::_.~:',,; .:~:;,-...:~4.&>:.':'::')~.''::::._:,,, : :: . '.
" LOCATION', _:. ..:.- , . . ";<'::,:,(/',:,:-:~;::;.;~~~5{.D~A~~>/S:'{:-1~:,~~:"J~~!~I~f;{~ff;l)_ :-.t,i~'
I "....~.-,. r '..::1 ~
the flr.a Me forth in 1:"11 o:o:m!:llsint Jr! tr',;e 3n.: ::r'JC:~ to IMlt b..i: ot m't' knll..14i.dge, lntorm
of S.ctian 4:'O~ at [~. C:irr.f' C.Jds (\S?.J.': ,3, !,::':41 r".l:'i'I-J to \.uu....40rn t.l!li/lution t:J auth r'
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r05S'S5SIG~i REQUESTED
I
P1.,inti ff's Attorn"f
Lau OZfic33 of S~a?~3n c.
Addreu ' .
l.!udc=l, 219.Pine
IF YOU HAVe A OEfENSE to th;, CQmFI.Ji:H ',thl m,y an...nt ir ilt the hurin:j. IF YOU H:'Ve A CLAIM JO.1/n\l th. Pl./ntiff .1ttsln'2 out of Ih. occl.lp.nc'f ~f '
11'I1 5=r~lnjl". which is "",it!'!:n th. Olftrio:t Jl.uti:1I jl.lrlwlctlon lr.d whic:' YllU intilnd 10 nMtl.1 th. h'l.rin!J. YOU MUST FILE It an , com~I.Jlnt farm u th:; .
office BE FORa THS TI:.~iE III l'lr rh. :-u:ar;('Ig_ IF YCU 00 NOi AP>'eAA AT niE H:::AR1NG. .11J~'im.nt ler polt.uian ,nd Co'U, .nd fIn dam.Jg" ,,,d rer,:
If chimed, l!'lJ.y n,,,,,'I1'['1I b. ,"ar,d .JiJinJt -jel.l. A. ;,,~';.ncnr J';J;nlr you for lJosuuian moJ', r.:ult in Y':lJr EVICTION Itom the prlmlse..
Aope 310, 1 ~;
EXHIBIT B
2
THEODORE OPPERMAN
and SUSIE OPPERMAN,
Plaintiffs
IN THE COURT OF COMMON P~EAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
V,
NO. 96-1044 CIVIL TERM
TINA MYERS,
Defendant
NOTICE TO PLEAD
TO: Theodore and Suzie Opperman
You are hereby notified to file a written response to the
enclosed New Matter and Counterclaim within twenty (20) days from
service hereof or a judgment may be entered against you.
Date:
y/12./f6
/":: / /J
I/--t~ (. d
Pilip C Briganti
Attorney for Dafen ant
LEGAL SERVICES, INC,
8 Irvine Row
Carlisle, pa 17013
(717) 243-9400
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SCHEDULE 2
.
premises as a holdover tenant since January 1, 1996, Defendant
avers that she is a proper tenant at the premises, in accordance
with the parties' Lease and applicable HUD regulations, See
Plaintiffs' Exhibit ~A~, which is incorporated herein by
reference.
9. Denied, Defendant denies that the fair rental value of
the premises is $425,00 per month, due to Plaintiffs' breach of
the implied warranty of habitability and/or the defective
condition of the premises, as set forth below in Defendant's New
Hatter.
10. Admitted in part and denied in part. Defendant admits
that she has not paid rent to plaintiffs for January 1996,
However, she has paid rent for February 1996 through April 1996
into escrow with the Prothonotary, as required by Rule 357 of the
Cumberland Courity Rules of Procedure.
11. Denied, Defendant denies that she is liable to
Plaintiffs for the fair rental value for January 1996 through
Harch 1996, in the amount of $1275.00. Defendant specifically
denies that the fair rental value of the premises during this
period was $1275,00, due to defects in the premises and/or
Plaintiffs' breach of the implied warranty of habitability, as
set forth below in Defendant's New Hatter,
12. Admitted in part and denied in part. Defendant admits
that plaintiffs filed a Landlord and Tenant Complaint as alleged,
but denies that the amount of rent sought was the fair ~ental
value of th~ premises, Defendant repeats and incorporates by
.
~&f@renc@ her averments set forth above 1n Pdr~grdph 11.
13, Admitted,
14, Admitted,
15 ' Adm it t ed ,
16, Admitted,
17, Admitted,
18. Admitted, However, to the extent it is averred,
Defendant denies that she owes '1275,00 to Plaintiffs.
19, Defendant repeats and incorporates by reference her
averments set forth above in Paragraphs 1 through 18.
20, Denied. Defendant denies that pursuant to the terms
and conditions of the Lease, Plaintiffs served Defendant with
notice of termination. By way of further answer, Defendant
asserts that, contrary to the terms of the Lease, Plaintiffs did
not have the r~quisite good cause to terminate her tenancy,
21. Denied. Defendant denies that the Lease expired on
December 31, 1995. Defendant repeats and incorporates by
reference her averments set forth above in Paragraph 5.
22. Denied. Defendant denies that she is a holdover
tenant. Defendant repeats and incorporates by reference her
averments set forth above in Paragraph 8,
23. Denied. Defendant denies that she remains in
possession of the premises without permission of Plaintiffs.
Plaintiffs granted Defendant permission to remain in possession
of the premises by executing the parties' Lease, and thereby
agreed to terminate her tenancy only for good cause, which
.
Plaintiffs do not have,
NEW MATTER
I. Imoroper Withdrawal from Hue Section 8 Proqram
24, The 9arties' ~ease was entered into under the HUe
Section 8 Existing Housing Program and is governed by federal
regulations relevant thereto,
25, Pursuant to 24 CFR Section 882.215(b)(2), Plaintiffs'
Housing Assistance Payments Contract, under which Plaintiffs
agreed to participate ln the Section 8 Program, is coextensive
with the terms of the lease,
26. Pursuant to 24 CFR Section 882.215(c), as well as
Paragraph 3 of the parties' Lease, Plaintiffs can only terminate
the Lease without Defendant's consent for specified good cause.
26, plaintiffs, without the requisite good cause,
improperly attempted to terminate Defendant's Lease, withdrew
from the Section 8 program, and refused to accept rent subsidies
from Hue beginning in January 1996 and continuing to the present.
27. plaintiffs could have received rent subsidies from HUD
to cover the alleged unpaid rent, and only did not receive these
payments because they failed to complete the necessary paperwork
with the Housing Authority of Cumberland County.
28, By improperly withdrawing from the Hun Section 8
program, and failing to complete the necessary paperwork to
receive rent subsidy payments, Plaintiffs waived their right to
collect rent payments for the relevant months and are ~stopped
from collecting these sums from Defendant,
.
II, B~9ach of th9 Implied Wa~~antv of Habitability
29, Since Jdnua~y 1996, Defendant has encounte~ed and
endured the followinq defects to the ~ental premises:
d. a serious flood which left approximatelY five feet of
water in her basement, and required that she and her scn vacate
the premises and assume residency at another location for
approximately four weeks, due to lack of electricity, lack of hot
water, and an intolerable stench.
b, a continuous lack of hot water caused by a defective hot
water heater, requirinq that defendant heat water on her stove
for bathing and other purposes,
30. Plaintiffs were aware of the flooding prOblem in the
basement before the above-described flood, and failed and/or
refused to take sufficient measures to prevent the flooding or
reduce the resulting damage.
31. Defendant has notified Plaintiffs of the problem with
the hot water heater on numerous occasions, and that it runs
continually and consumes large amounts of electricity, but they
have failed to repair or replace it.
32. Because of the flood, it was necessary for Defendant to
secure temporary housing, at a cost to her of S550.00.
33, The flood ruined or destroyed property owned by
Defendant valued at approximately S3100,00,
34. The flood rendered the rental premises uninhabitable
for app~oximately one month, from the end of January 1~96 until
the end of February 1996, thus completely abating or
significantly reducing Defendant's obligation to pay rent during
this period,
35. Plaintiffs' failure to repair or replace the hot water
heater constitutes a violation of the implied warranty of
habitability, and significantly reduces the rental value of the
premises.
III. Violation of the Lease and Hun Reaulations bv Failure to
Provide a Habitable nwellina
36. Defendant repeats and incorporates by reference her
averments set forth above in Paragraphs 29 through 35.
37. Paragraph 7 of the parties' Lease provides that the
Plaintiffs "shall maintain the dwelling unit, equipment, and
appliances, and common areas and facilities, to provide decent,
safe, and sanitary housing in accordance with the housing quality
standards (24.7!R Section 882.109) for the Section 8 Existing
Housing Program, including the provision of all the services,
maintenance and utilities set forth in the Lease." See
Plaintiffs' Exhibit "A".
38. plaintiffs have failed to properly maintain the rental
premises and provide Defendant with decent, safe and sanitary
housing, in breach of Paragraph 7 of the Lease, and in violation
of 24 CFR Section 882,109,
WHEREFORE, Defendant requests that judgment be entered in
her favor and against Plaintiffs, and that she be granted such
other and further relief as this Court may deem reasonable and
,
just.
COUNTERCLAIM
t. Breach of the Implied Warranty of Habltabllity
39, Defendant repeats and incorporates by reference her
averments set forth above in Paragraphs 29 through 35,
WHEREFORE, Defendant requests the following relief:
A, '3100,00 in damages, as compensation for property ruined
or destroyed due to the flooding in the basement;
B. '550.00 in damages, as compensation for her costs of
renting temporary housing due to said flooding;
C. '100.00 in damages for each month that Plaintiffs have
failed to repair or replace the hot water heater, as compensation
for the reduced rental value of the premises;
D. such other and further relief as this Court may deem
reasonable and just.
II. Violation of the Lease and HUD Reaulations bv Failure
to Maintain a Habitable Owellina
40. Defendant repeats and incorporates by reference her
averments set forth above in ParagraphS 36 through 38.
WHEREFORE, Defendant requests the following relief:
A. '3100.00 in damages, as compensation for property ruined
or destroyed due to the flooding in the basement;
B. '550.00 in damages, as compensation for her costs of
renting temporary housing due to said flooding;
C. '100.00 in damages for each month that Plaintiffs have
failed to repair or replace the hot water heater, as compensation
for the reduced rental value of the premises;
6, In order to obtain shelter for herself and her minor child prior to the
Christmas season, it became necessary for Plaintiff to expend her personal funds
in the clean-up of the property which was the responsibility of the landlord
Defendants,
7, Plaintiff expended the amount of $225.00 in satisfying the landlord
Defendants' obligations and claimed reimbursement which reimbursement
landlord Defendants have failed to make, and claim therefore is hereby made.
8. During the course of tenancy at the property, Plaintiff has been
forced to expend personal funds for repairs and maintenance of the property which
are beyond those expected of tenant and which include repair of items which were
in a state of disrepair at the time she moved into the property,
9, These expenditures amount to a total of $229.50 (receipts for which
are attached as Exhibit "A" and made a part hereof) and claim therefore is hereby
made.
10. Defendants have refused and continue to refuse to repair appliances
in the home including the hot water heater and the bathroom fJXtures, which run
continuously, causing Plaintiff additional and unnecessary utility expense.
11. Attached as Exhibit "B" and made a part hereof is PP&L's
investigation which concludes that high electric bills are caused by a faulty water
heater,
12. Plaintiff's electric bills are higher than necessary by $100.00 per
month as a result of Defendants' failure, and claim for $1,000.00 is hereby made.
. .
~ 10-1 S95 15: 56 Fl<O'1 PP&I.. CU5T crM'ACT
TO
PAUl.. Ii'C P.1il4
ClII&omao
.,
PINNSYLV A.NIA lOWDlIl UCiBT COMPANY
tmLII'Y COMPANY IlElO:RT
TO n:rF. INFORMAL t"OM?!'--AlNT UNIT
TlII& Myvs BCS lavestipaor K.Ciilson
12:Eo Main SlrCCt Cae No. 0267558
NGW JC"'a"('''. P A '707:: ~ D:t:!t~~d' ::r;','95
P.O. BOll; 365 TIme kcived 15:08
New lCinpton, P A 17072 Rate RSO
717-691..0172 (w)- BudDl No
523-6568-151
Servlu AddnaI
MaillD. Addna
Pbone (BO.I)
Account No.
DET."" TT.1I OF TAT. COMPANY'S OBIGINAL 1NVES1~
2/13195
2/14195
2123195
3/3195
Customer requested pp.a to cIIeck 2/6195 11IIl.. rudiIlg. Customer stated bills were
too high. A review of the customer's cost airaata wu disol"~.
PP&I, reread CUSlOIDCI"S meter at 446 KWH whidl averaged 56 KWH per day.
PP&:L diso's. the dledt readiali result.t with the custollla' and intbnDcd her the
bi1Iillg wu comet. A cost atimate was dis;usscd with the c:ustomer. The c:ustomer
requested fiD:thcr inva1iplion iDto the IIIIUC'. A Iarp biD invatiplion wu initiated.
A PP&!. Contaa Rep. met with tile cust,:!lCI'. The meter reacIiDs tabn was 36196
showin& an average fl'om Fcbruuy 14, 199j to bl441CWH per day. A review oCtile
customer's cost estimate for tlle month wowed 848 KWH,excl'ltl"'a ht.a1. pp&!.
Contact Rep. 10uDd the Wala' haa!er WIll lrippina a breaker and thII custom<< was
Ql/ISt&nt1y nmning out or hot WI1CI'. Rep. advised the CUSlOIDCI' to ha,<-e the water
beater repaired. A d1cdt for foRisn load WIIS made. The customer was given an oral
utility report and WlIS l&tis1ied with the invat pOD.
----- ""'\
,
~MP~SFIN'AL POSmON TO n:rF. CUSTOMEB
. Customer's bills are correct u rcncIcrcd.
. . The bish billa are beins cawed by a f.wlty Wit.. heater.
. PP&L d1ecbd for foreip load.
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IYW'DA"". S. n... T POt-; 1'1'108 TO TIll! r.1J!J.TOJO[R
on Maroh ~, 199:, the uor ouaeome~ ~elationa auperviaor called Ms. Myer. with
o verbal utility report. He e.pioinea ~ot tho tyrnaoe only supplioD ho~
opart.-nt with heat and there w~s one range. Beth appliancea voro in vorkinq
ora.r. The m.to~ wa. r.a~ at tho indo. of 345. .hich ia 5~ oot hiqhoc than
tb. readinq at January JO, 199~. UGX's position ial tho bill ia correo~ aa
rendered. Payaent arrangements .ere ottered. Ho. Hye~. o.id sbe vould ~ay
the bill in tull. The supervisor advi"ed Ma. Kyera at her right to contoct
tbe pue it not aatia:ied. ftO. Mver. .aid ahe didn't want the lnto~tion,
abe waa auing ber iandlord.
Ma. Myera phoned uot on March 7, 199' reqardinq the trace fu.l lin.. She
stated sne vas supplylnq qas neat to the second tloor apart..nt betore the
UGI servics.an sr~ived to inv.stigate. She ,,100 atoted there vas a problem
with the turnace booaua. ahe had no he.t tor s.veral week.. The
repr..antative intorwed ftO. Myera that this dispute .aa ~tveen ber and her
landlord. She was adv~sed to contaot tne PUC it not Batistied with UOl's
p'oition e. givan on Korch 2, 1995.
cuS'~ AI'I!D' H DT!lIPIJ'l'E 'l'O BCS
"Cuetoaer dieputea reaponSibil!ty ot bill trom approx. 12-19-'4 to approx a-
'-'5. Approx diaputed a.ount: $200.00.
La.t contaot; 3-7-" Canal It you do not make a P....., the lIervice will
even~ually ~ turnad ott. Cave PUC rights' number.
La.~ contac~: approx. 3-2-9' or 3-2-" man at 202-7'4-1946 ext. 2': chocked
into custo_r bJ.ll dbputa. Everything appaared tine. It looked Ine
eo..onl took aome pi~es otf.
Cueto.er poeition: IIoved into houe. 1~-1'-". Had no heat until
approxiaatelY 2/9/9', cu.tomer O8lled company about no heat. Was told by II
representative ahe would not be cnsrged tor ~as is sha loft thermostat at 90
deqree. beoause she wae not uBing the go.. Customer celled ana disputed the
bill. CUllto.er tried to qet co.pany to co.. out ~fore the turnaoe wa. fixed
to .ee the heat ror the upstairs apartment was on customere bill. Customer
told co.pany when the turnece wes qoinq to be tixed. company came out atter
furnace was tixed. COllpany .ay. CUB taller i. responsible tor the bill.
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cu.~om.r'. 80n was 1n ene hospital tor hls a.thm. beoau.e thero WOB no hoet.
cu.~o.er tee18 re:sponsU)lll for three weeka ot the bUl dated 1/30/95 to
)/1/9~. r. CUlit.oller rosponsib.1e tor tno tull biU? custoser will pay
$50.00 on the ourrent bill In dispute.
n'lPl' A r 1-'1 OP ~ t"'nMDAJIY' S tllVW:lM'Tr:A.'PTnII A JPlI'1IR ~n l!OIft'AC'l!
On Marcil 7, 1995, tl\. Regulatory COlllplllUloe rapre.entative apoke to tla. Myers
reqar~inq having a High 8ill Investigation and mater onange done. The work
v.. sclleduled fOr Harch 8, U". .... My.ra .tat.d She lIao a gas adOI' In the
houee. A .ervic..an waS dispatcbed i...d1at.ly to check on the qaB odor.
Tne ..rvic....n ch.cking the 'ifas odor on March 7. 1995 round ...,aral qe. lau.
at the rsn'ife, He disconn.cted tne unge and condemned it. Tho un~e 18
b.~ond repair and must be raplaced.
Tne servioeman condu~ing tbe Higb 8111 Inveatigatlon and 1Il0tor onan'ife on
March 8, found one furnace on this swter. The turance ia over-alaad and
undell'-f1rad wbich will cllu..e excess ~as usage. The furonce aupplha only the
Urst Uoor apartm.nt with h.at at tnia time. The cbll1ftGY WIUI blooll..d,
tharefore, the serv10eman shut otf ana ~.d-taqged the tu~nace. (The turnace
la not safe to uae until the cl1111ney is repaired, J '1'he ranqe had been
diaconnacted March 1, 1995 dua to several ;as leaks. No gall leaka we~. found
an ~ch I,
Ms. Myera ~alled UGY on March 10, 1995, statinq the chimney had been repalra.
A .erv1cellan wa. sent aut tb. salle day. The furnace and chimney were
1nspected. Tne red taq was rellov"d and lh" furnllce was ata~ted.
The qaa .eter
I'esul ta werll
ac:cul'ate,
waa t..tad in R.ad1nq on MIlroh 16, 1995. The ..ter teat
-0.6~ on th. check test and -1.0\ on the open test which 1s
r'nIIP&"'" ' 8 lI'll1AL POSIT.IQJI. TO BCS
OGI tracea tne tuel line.. at 1~ E. Muin St., H.w X1nqatown on Pabruary 10,
1995. The servicanan founa that the wllter l1nea trom MIl. Myers' furnace to
the ..econd floor apart.ents' base~srd heat had been cut otto There is no
to~.i9n load altuation.
on Marcn 7, UGI disconnected Me. Myera' ga. ranq8 due to aeYaral qas leaks.
The range (whioh 111 owned I)y tne lanalo~<1) 1s tleyonc1 repair and muat b.
replaclld.
5. Attached as Exhibit "A" to PlaintiEt' 5 Complaint ar;'!
receipts for alleged expenditures.
6. Most of those receipts are dated prior to December 19,
1994.
7. Accordingly, under the statements set forth in
Plaintiff's Complaint, any receipts prior to December 19, 1994,
can not be for expenditures arising out of Plaintiff's tenancy at
the Premises.
~HEREFORE, Defendants, Theodore Opperman and Susie Opperman,
respectfully request your Honorable Court to dismiss Plaintiff's
Complaint and enter judgment in favor of Defendants and against
plaintiff plus costs of suit and attorneys fees.
II. DEMURRER TO CLAIM FOR DAMAGES
8. Paragraphs 1 through 7 are incorporated herein by
reference as if set forth at length.
9. Plaintiff alleges damages arising out of unnecessary
utility expenses and attaches as Exhibit "B" a report from PP&l,
which purportedly supports her claim. (Complaint paragraphs 10
and 11) .
10. plaintiff alleges damages arising out of electric bills
which "are higher than necessary by $100.00 per month" and that
"a claim for $1,000.00 is hereby made." (Complaint paragraph
12) .
11. Exhibit "B" contains no information which supports
.
~laintiff's claim for damages.
12. Plaintiffs' Complaint fails to set forth any facts
which support Plaintiff's claim for damages.
13. Plaintiff fails to attach any documentation to support
her vague assertion of damages 0
WHEREFORE, Defendants, Theodore Opperman and Susie Opperman,
respectfully request your HonoI'able Court to dismiss Plaintif f' s
Complaint and enter judgment in favor of Defendants and against
Plaintiff plus costs of suit and attorneys fees.
III. DEMURRER TO CLAIM FOR DAMAGES
14. Paragraphs 1 through 13 are incorporated herein by
reference as if set forth at length.
9. Plaintiff alleges damages arising out of excessive
bills for UGI and attaches as Exhibit "C" a report from UGI which
purportedly supports her claim. (Complaint paragraph 13) .
10. Plaintiff states that "a claim for $1,500.00 is hereby
made." (Complaint paragraph 13) .
11. Exhibit "C" contains no information which supports
Plaintiff's claim for damages.
12. Plaintiffs' Complaint fails to set forth any facts
which support Plaintiff's claim for damages.
13. Plaintiff fails to attach any documentation to support
her vague assertion of damages.
WHEREFORE, Defendants, Theodore Opperman and Susie Opperman,
THEODORE OPPERMAN and
SUSIE OPPERMAN,
Plaintiffs
v.
TINA MYERS,
Defendant
THEODORE OPPERMAN and
SUSIE OPPERMAN,
Plaintiffs
v.
TINA MYERS,
Defendant
TINA MYERS.
Plaintif f
v.
THEODO~E OPPERMAN and
SUSIE OPPERMAN,
Defendants
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 96-1044 CIVIL TERM
",/
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5202 CIVIL TERM
IN THR COURT OF COMMON PLEAS OF
CT1MBERLAND COUNTY. PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5203 CIVIL TERM
ORDER
AND NOW. this ~c)~day of September 1996, upon
presentation and consideration of the foregoing Motion. IT IS
HEREBY ORDERED AND DECREED that the Rule To Show Cause dated
August 29, 1996, be made Absolute; the above captioned matters
are consolidated for purposes of discovery and arbitration; and
the petition for Arbitration filed to docket number 96-1044 Civil
Term (Opperman v. Myers) is withdrawn and may be refiled only
after all pleadings in the above captioned matter have been
closed and discovery has been completed.
BY THE COURT:
J.
. .
THEODORE OPPERMAN and
SUSIE OPPERMAN.
Plaintiffs
v.
TINA MYERS.
Defendant
THEODORE OPPERMAN and
SUSIE OPPERMAN.
Plaintiffs
v.
TINA MYERS.
Defendant
TINA MYERS,
Plaintiff
v.
THEODORE OPPERMAN and
SUSIE OPPERMAN,
Defendants
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY. PENNSYLVANIA
CIVIL ACTION - LAW
NO. 96-1044 CIVIL TERM
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5202 CIVIL TERM
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY. PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5203 CIVIL TERM
MOTION TO MAKE RULE ABSOLUTE
AND NOW. come Plaintiffs. Theodore Opperman and Susie
Opperman, by and through their attorneys. the Law Offices of
Stephen C. Nudel. and respectfully file this Motion TO Make Rule
Absolute based upon the following.
1. Movant is the Law Offices of Stephen C. Nudel,
attorneys of record for Plaintiffs. Theodore Opperman and Susie
Opperman.
2. Movant filed a Motion to Consolidate actions pursuant
to Pa. R.C.P. 213 and on August 29. 1996. your Honorable Court
issued a Rule To Show Cause to Defendant to Show Cause why the
relief requested by Plaintiffs should not be granted. The August
29, 1996, Rule To Show Cause was returnable within twenty (20)
days of service.
3. It is believed and therefore averred that on August 29,
1996, the Prothonotary served a certified copy of the Rule To
Show Cause on the attorneys of record for Defendant.
4. Defendant has not filed a Response to the Rule To show
Cause.
5. Counsel for Defendant in the above captioned actions
have advised Plaintiffs' attorney that they do not object to the
consolidation of the above captioned actions. True and correct
copies of letters from David A. Fitzsimons, Esquire and Phillip
C. Briganti, Esquire are attached hereto and made a part hereof
as Exhibit "A".
WHEREFORE, Movant requests that Plaintiffs' Rule To Show
Cause be made absolute; that the above captioned actions are
consolidated; and the petition for Arbitration filed to docket
number 96-1044 Civil Term (Opperman v. Myers) be withdrawn and
that the Petition may be refiled only after the above captioned
matters are consolidated, all pleadings have been closed and
discovery has been completed.
THEODORE OPPERMAN and
SUSIE OPPERMAN,
Plalntiffs
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
v.
TINA MYERS,
Defendant
NO. 96-1044 CIVIL TERM
THEODORE OPPERMAN and
SUSIE OPPERMAN,
Plaintiffs
v.
TINA MYERS,
Defendant
TINA MYERS,
Plaintiff
v.
THEODORE OPPERMAN and
SUSIl!l OPPERMAN,
Defendants
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5202 CIVIL TERM
IN THE COURT OF COMMON PLEAS OF
CUMBERLAND COUNTY, PENNSYLVANIA
CIVIL ACTION - LAW
NO. 95-5203 CIVIL TERM
CERTIFICATE OF SERVICE
I hereby certify that a copy of the foregoing has been duly
served upon the following, by depositing a copy of the same in
the United States Mail, first-class, postage prepaid, at
Harrisburg, Pennsylvania, as follows:
Philip C. Briganti, Esquire
Legal Services. Inc
8 Irvine Row
Carlisle, PA 17013
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27. Denied. Paragraph 27 contains a conclusion of law to
which no responsive pleading is required.
28. Denied. Paragraph 28 contains a conclusion of law to
which no responsive pleading is required.
II. Breach of Im~lied Warranty of Habitability
29. Denied. It is denied there are defects in the
Premises.
a. After reasonable investigation, Plaintiff is
without knowledge or information sufficient to form a belief
as to the truth or falsity of the averment contained in
paragraph 29(a). To the extent relevant, proof thereof is
demanded at trial. By way of further response, the f.lood
occurred in January 1996, at which time, a significant
portion of Cumberland County had experienced flooding. By
way of further response, water entered only the basement
area of the Premises and Plaintiffs immediately had the
water pumped out of the basement. By way of further
response, it is believed and therefore averred that
Defendant has been compensated for losses, if any, she
sustained as a result of the flood.
b. Denied. After reasonable investigation, Plaintiff
is without knowledge or information sufficient to form a
belief as to the truth or falsity of the averment contained
in paragraph 29(a). To the extent relevant, proof thereof
is demanded at trial. By way of further response, at the
request of Defendant, the Housing Author1ty inspected the
hot water heater and concluded that it operated properlyo
30. Denied. prior to Defendant's taking possession of the
premises, plaintiffs advised Defendant that the premises was
located in a flood zone and forewarned her to take adequate
precautions if she chose to store any possessions in the
basement. By way of further response, plaintiffs purchased and
installed a new sump pump for Defendant. Defendant was advised
by Plaintiffs that it was her responsibility to plug in the sump
pump when conditions warranted.
31. Denied. Plaintiffs' response to paragraph 29(b) is
incorporated herein by reference as if set forth at length.
32. Denied. After reasonable investigation, Plaintiff is
without knowiedge or information sufficient to form a belief as
to the truth or falsity of the averment contained in paragraph
32. To the extent relevant, proof thereof is demanded at trial.
33. Denied. After reasonable investigation, ~laintiff is
without knowledge or information sufficient to fornl a belief as
to the truth or falsity of the averment contained in paragraph
33. To the extent relevant, proof thereof is demanded at trial.
By way of further response, water entered only the basement area
of the Premises. It is believed and therefore averred that the
only personal property belonging to Defendant in the basement
were a washer and dryer which did not have a value of $3,100. By
way of further response, it is believed and therefore averred
that the washer and dryer required only minor repairs and that
Defendant has been reimbursed for the cost of the repairs.
34. Denied. Paragraph 34 contains a conclusion of law to
which no responsive pleading is required.
35. Denied. Paragraph 35 contains a conclusion of law to
which no responsive pleading is required.
III. Violation of the Lease and HUD Requlations by Failure
to Provide a Habitable Dwelling
36. The averments set forth in Plaintiffs' Complaint and
the Responses to paragraphs 24 through 35 of Defendant's New
Matter are incorporated herein by reference as if set forth at
length.
37. Denied. The terms and conditions of the Lease speak
for themselves.
38. Denied. Paragraph 38 contains a conclusion of law to
which no responsive pleading is required.
WHEREFORE, Plaintiffs request your Honorable Court to
dismiss Defendant's New Matter and to enter judgment against
Defendant and in favor of Plaintiffs plus interest. costs of suit
and attorneys fees.
COUNTERCLAIM
I. Breach of the Implied Warrantv of Habitabilitv
39. The averments set forth in Plaintiffs' Complaint and
concerning, inter Al14, possession ot residential rental property
which Plaintiff vacated in or about April 1996 and disputed
claims for rent.
J. On or about February Z9, 1996, March 1, 1996 and April
4, 1996, Plaintitf deposited rental payments of $4Z5.00 each, tor
a total ot $lZ75.00, with the Prothonotary ot the Cumberland
co~nty (PA) Court ot Common Pleas, during the above-described
eviction action, pursuant to Pa. R.C.P.D.3. No. 1008(8) and Rule
No. 357 ot the Cumberland county Rules of Procedure.
4. Defendant curtis R. Long, the Prothonotary of the
Cumberland county Court of Common Pleas and the custodian ot this
property of Debtor, presently controls said tunds.
5. Debtor has claimed this property as exempt in her
bankruptcy case, and she has listed har alleged obligation to
Theodore opperman and Susie Opperman for discharge.
6. No objections to exemptions or to the discharge of
Debtor have been filed in Debtor's bankruptcy proceedings, and
the deadlines for filing these objections have passed.
7. A discharge order was entered in Debtor's bankruptcy
pr~ceedings on June 10, 1998, discharging Debtor's alleged
obligation to Theodore Opperman and Susie Opperman.
8. The trustee has not acted to recover this property ot
Debtor.
9. Defendant curtis R. Long is required to turn over this
property to the trustee or the debtor because it is exempt,
pursuant to 11 U.S.C. Section S 543.
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