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~RAEC!PE FOR r..I5T:NG CASE FOR ARGUMENT
(Mwl1: be t'(plWri tten lIO\i sutm1 tt.s in dupJ..ie.ste)
TO THE PROTllCNOTARY OF Ct:M.lIERLMC COt:NT'i1
P 1118II11 lli ~ tr... \oil thin l11/S t'::lIr fer tha ne:rt ArQI.n.nl: Cour1:.
.-.-------"--".------------------.--------"--.-.-.---.-....-----...........--.......---
CAP't'tON or CASE
(entire capticn IlIU8t be IltAted in NUl
COUNTRY WALK APARTMENTS,
( Plaint~t) e ~ ~
VII. ~f\' m :1.,
l, - , I
TOO HUGHES, Execul:or ror I:he hl:ftl:llI or OJ:) !{
r~'C ",.
Thomas A. Hughes, ~t "", ,J., .
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( Oefenr:l4nt' en ,<
NQ. 4127 Civil Term 1996
1. Statlll'olltter to be U9U8d (i.e" plaintitf's Il1:lticn tor new trial. deflllldant's
dImJrrm: to ~lAiJIt, Itc.ll
Plaintiff's Motion ror Judgment on I:he Pleadings
2. Ident:lty oounsal who will argue calel
(el for p1a:l.ntiffl Stephen C. Nudel, Esq./Tracy L. McNamara, Esq.
~I 219 pine Street
Hardshurg, PA 17101
(bl fer defendant: Marcus A. McKnight, III. ES~.
~.I 60 West Pomfret Streel:
Carlisle, PA 17013 '"
3. I will notUy l!I.U parties in writing within t'oIO days 'that thiI cell hu
been llited to,. lW;l\mBIlt.
4 . Argunent Court Date:
April 16, 1997
D!lted: ;2 - /4 - 97
,\ ~
~_.,..--J--r ~
Att~~ Pia n
\
COUNrRY WALK APARTMENTS,
Plaintiff
IN TKS COURT OP COMMON PLBAS
CUMBERLAND COUNTY, PENNSYLVANIA
v.
NO. 96-4127 CIVIL TERM
TOO HUGHES, Executor for the
Estate of Thomas A. Hughes,
Defendant
CIVIL ACTION . LAW
BRIEF IN SUPPORT OF PLAINTIFF'S
MOTION FOR JUDGMENT ON THE PLEADINGS
AND NOW, comes Plaintiff, Country Walk Apartments, by and
through its attorneys, the Law Offices of Stephen C. Nudel, and
respectfully files this Brief in Support of Motion for Judgment
on the Pleadings as follows.
I, PROCEDURAL HISTORY
On July 19, 1996, Defendant commenced this action wi.th the
filing of a Notice of Appeal from District Justice Judgment to
the above captioned number.
On or about August 12, 1996, Plaintiff filed its Complaint.
Defendant filed an Answer on or about Septenmer 18, 1996.
The instant Motion for Judgment on the Pleadings was filed
by Plaintiff on December 13, 1996. This Brief is filed in
support of Plaintiff's Motion.
II, STATEMENT OF FACTS
Plaintiff is the owner of property located at 1465
Hillcrest Court, Apt. 611, camp Hill, Cumberland county,
Pennsylvania ("PREMISES"). (Plaintiff's Complaint ~ 4,
Defendant's Answer ~ 4).
I
On or about June 21, 1995, Plaintiff, as lessor, and Thomas
A. lJughelB, as lessee, entered into a Lease Agreement ("LEASE")
for the Premises. A true and correct copy of the Lease is
attached to Plaintiff's Complaint as "Exhibit A". (Plaintiff's
Complaint' 5, Defendant's Answer, 5). The term of the Lease
was for one year commencing September 1, 1995. (Plaintiff'S
Complaint, 6, Defendant's Answer, 6). The term of the Lease
did not expire until August 31, 1996. (Plaintiff'S Complaint,
6, Defendant's Answer, 61.
Thomas Hughes died on or about December 26, 1995.
(Plaintiff's Complaint' 7, Defendant's Answer, 7).
Defendant is the Executor of the Estate of Thomas A.
, I
'I
Hughes. (Plaintiff's Complaint , 3, Defendant's Answer, 3).
The Lease provides, inter alia, that the Lease is binding upon
all heirs, executors, administrators and assigns. (Plaintiff'S
Complaint, 9; Defendant's Answer, 91.
The Lease provides, inter ali~, for the payment of rent,
late payment charges and carpet cleaning charges. (Plaintiff'S
Complaint' 10, Defendant's Answer, 10). Plaintiff relet the
Premises on March 25, 1991'i. (Plaintiff's Complaint' 81.
Plaintiff did not receive rent or late payment charges from
January 1, 1996, through March 25, 1996, or payment of carpet
cleaning charges. (Plaintiff'S Complaint' 11, see Defendant's
Answer , 11 wherein, although Defendant does not specifically
1995). The pleadings in the case at bar clearly demonstrate that
there are no disputed issues of fact and that Plaintiff is
entitled to jUdgment as a matter of law.
The law with respect to whether the death of a tenant
terminates the lease is clear. " [T) he death l:lf '" [al tenant
does not affect the continuation of a lease agreement for a
definite term unless the parties have provided otherwise. Ronald
M. Friedman, Pennsylvania Landlord-Tenant Law and Practice !i
3,4(e) (1996 Supp,). See also Sl;)sare's Estate, 36 A.2d 489 (Pa.
1944) I Wartamian's Estate, 157 A. 688 (Pa, 1931) I Fortunato v.
Shenanao Limestone Co., 123 A. 482 (Pa. 1924), As such, the
estate of the tenant is liable for the rent to the end of the
then current term. ~are's Estate, supra,; ~artamian's Estate,
supra./ Fortunato supra. In the case at bar, not only does
Pennsylvania law support that the death of Thomas Hughes did not
terminate the Lease, but by its own terms, the Lease provides
that the death of Thomas Hughes did not terminate the Lease.
In the case at bar, Plaintiff filed suit against the Estate
of Thomas A. Hughes for non payment of rent for the period of
January 1, 1996, through March 25, 1996.
Defendant, the Executor
,
of the estate of Thomas Hughes, does not dispute that the late
Thomas Hughes was a tenant; Defendant does not dispute that the
term of the Lease had not ended at the time Mr. Hughes diedl and
Defendant does not dispute that rent was not paid for the period
in question. Instead, Defendant asserts that Hughes' estate is
not Liable for the unpaid rent because the death of Thomas Hughes
terminated the Lease. Contrary to Defendants' assertions, it is
clear th.t under the law of Pennsylvania, the Lease was not
terminated upon the death of Thomas Hughes and the Estate of
Thomas Hughes is J.iable for unpaid rent, late payment charges and
carpet cleaning charges.
Furthermore, the language set forth in the Lease supports
Plaintiff's claim. Paragraph 22 of the Lease provides that the
Lease is binding upon the heirs and executors of the parties to
the Lease. This is also not disputed by befendant. However,
Defendant asserts that U[t]he death of Thomas Hughes released him
from his obligation to continue paying rent....U Clearly under
the terms of the Lease in conjunction with the law of
Pennsylvania, Defendant, as the Executor of the Estate of Thomas
Hughes, is liable for unpaid rent through the end of the then
current term, which was August 31, 1996, or until the Premises
was relet, which, in this case, was March 25, 1996.
Defendant does not dispute any of the material facts of this
case. Defendant merely asserts, without any basis, that the
death of Thomas Hughes terminated the Lease, Contrary to
Defendant's assertions, the terms of the Lease and the law of
Pennsylvania clearly provide that the death of Thomas Hughes did
not terminate the Lease and that the Estate of Thomas Hughes
remained liable for unpaid rent and other charges until th~
Premises was relet, As such, the undisputed facts demonstrate
that Plaintiff is entitled to judgment as a matter of law.
The pleadings in this case demonstrate that there are no
disputed issues of fact and that Plaintiff is entitled to
judgm~nt as a matter of law. Accordingly, Plaintiff's Motion for
Judgment on the Pleadings should be granted.
B. PLAINTIFF IS ENTITLED TO ATTORNEYS FEES.
"The settled law of this Commonwealth is that attorneys fees
are recoverable from an adverse party to a cause .., when clearly
~greed to by the parties." Fidelitv-Philadelohia Trust Co. v4
Phila. Transp. ~~, 173 A.2d 109 (Pa. 1961). a~e also Cmwlth. v.
Harner, 617 A.2d 702 (Pa. 1992) I Cmwlth.. Dent. of Transp. v.
Smith, 602 A.2d 499 (Pa.Cmwlth. 1992). In the case at bar, the
parties clearly agreed to the recovery of attorneys fees.
The Lease provides for attorneys fees to be paid in the
event of a default. Defendant defaulted under the terms of the
Lease by failing to pay rent and other charges on behalf of the
Estate of Thomas A. Hughes, which remained liable for rent and
other charges. Accordingly, Defendant is liable to Plaintiff for
its attorneys fees.
Plaintiff's attorneys fees incurred to date are $1,500.00
and are anticipated to be leso than $2,000.00. Judgment should
be entered in favor of Plaintiff and against Defendant for
Plaintiff's attorneys fees in the amount of $2,000.00.
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OUESTIQjII~ rRESE~TED
1. Should the Plaintift's Motion for Judgment on the Pleadings be denied
because there remain disputed Issues offaet?
Suggested Response: YES
2. Is the Plaintiff entitled to allorney fees when there has been no breach of
the lease because of a subsequent oral agreement between the parties?
Suggested Response: NO
ARGlIMENT
I. PLAINTIFF'S MOnON FOR JUDGMENT ON THE PLEADINGS
SHOULD BE DENIED BECAUSE THERE REMAIN DISPUTED
ISSUES OF FACT.
Plaintill' concedes in the first paragraph of Its brief that a judgment on the pleadings may
be entered only "were [sic] there are no disputed i~sues of fact. " For the reasons which follow,
judgment on the pleadings is inappropriate in the case at bar,
While the law with respect to whether the death of a tenant terminates the lease is clear,
there are situations in which the accepted surrender of a lease will relieve a tenant from hislher
obligations under the lease, It is well established that "[a]n estate In lands for a term not
exceeding three years. created by a written lease, may be released by a parol agreement to rescind
the lease [...]." Lawton v. DeAnllelo, 169 Pa,Super. 380, _,82 A,2d 900, 901 (1951). This
principle governs the case at bar since the Plaintiff and Defendant entered into a parol agreement
whereby they agreed to rescind the lease upon application of the security deposit to the rent for
January of 1996. There were to be no future payments and it was understood that the Plaintiff
wished to find a new tenant for the apartment and that the Defendant's obligations were thereby
fulfilled. If Plaintiffi. contesting the presence of this agreement, certainly there remaina an issue
of fact to be resolved and judgment on the pleadings is premature.
2
P~rhapa the moat Important laaue offact which remains is whether the Plaintiff accepted
surrender of the lease through Plalntiffs agreement with the Delimdant and Plaintll1's aubsequent
IIcceptance of the only key to the premises, "Whether the landlord accepted the tenant's surrender
is a question of fact foJ' the jury," Stonelled~~lIllr.!:-.I.,ILY~MID'k~~llJlJll,~~., 685 A. 2d
1019, 1023 (Pa,Super, 1996), PI8imifl'agr~ed 10 apply Ihe secudly deposit to January's
rent thereby ending Delcndam's obligation! under the lease, I'lainlill' also Ilccepted the
Defendant's key without sped lying that Plsintitl'was not Ilcce(lllng the surrender of possession by
the tenant,
The burden of proving surrender is on the party alleging surrender. mil v Haifety. 44
A,2d 311, 313 (Pa, Super, 194,5), Delcndsnt does not allege that the mere retul'l1 of the key to
the premises is sul1icient to constitute a surrender, rather Delendant contends that the retul'l1 of
the key in conjunction with the oral agreement to terminate the lease at the end of January Is
sufficient evidence to establish surrender by the Delendant and an intent to accept surrender on
the part oCthe Plaintill'. The express agreement between the parties is fatal to the Plaintiff's
motion lor judgment on the pleadings, "Surrender is a contractual act, and it occurs only through
the consent of both parties, evidenced by an express agreement or unequivocal act of the parties
which implies that they have agreed to consider the surrender being made, [",] Whltrlt 0,\'.1'6/11 haJ
hem giVf!1I orally ur ill writillg, 110 qlllt,\'/;O/l CUll ar;,\'It," Ralph v, Deil~, 141 A, 640, 642 (Pa,
1928), [emphasis added],
2, PLAINTIFF IS NOT ENTITLED TO ATTORNEY FEES BECAUSE
THERE HAS BEEN NO BREACH OF THE LEASE DUE TO THE
SUBSEQUENT ORAL AGREEMENT BETWEEN THE PARTIES,
Plaintiff claims that Plaintill'is entitled to attorney fees because of a provision in the lease
relating to default, Because of the oral agreement between the parties, there never was a default.
3
"
11.
Tho avennents of paragraph eleven (11) of the complaint are specillcally denied, as
Dofendant entered Into an agreement with Plalntlti'to apply the s~'Curlty deposit paid by Thomas
Hughes to any rental obligations outstanding following the death of Tholllas Hughes, According
to the agreement between the Plalntll}' and the Defendant, this application of the security deposit
of Thomas Hughes served to satisfy Thomas Hughes' rental obligations in lull. The Estate of
Thomas A. Hughes was only obligated to pay rent covering the month of January In 1996. This
amount would be covered through application of said security deposit.
12
The averments of paragraph twelve (12) of the complaint ore specltlcally denied, as there
can be no liability on the port of Defendant, os hell' and executor of the Estate of Thomas A.
Hughes, where there has been no breach of un agreement between Tholllas A. Hughes and the
Plaintiff, The death of Thomas A Hughes was in no way a breach of the lease agreement entered
into between Thomas A Hughes and the Country Wulk Apartments, The death of Thomas A.
Hughes released him trom his obligution to continue paying rent under the terms of the
aforementioned lease agreement.
13,
The averments offact contained In paragraph thirteen (13) are admitted.
14,
The avennents of fact contained in paragraph fourteen (14) are improperly before this
Court and must be stricken,
3
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COUNTRY WALK APARTMENTS,
Plal"tiff
v..
TOD HUGHES, Eucutor ror the
E.tate or Thoma. A. HuShel,
Dt/t"da,,'
, \,
.-..,..k..
tiN THE COURT OF COMMON PLEAS OF
t CUMBERLAND COUNTY, PENNSYLVANIA
:
: NO. 96.4127 CIVIL TERM
I
I CIVIL ACTION. LAW
I
I
I, Marcus A. McKnight, III, Esquire, hereby certifY that on this date a true and correct
copy orthe Answer to Complaint was served by first class United States mail, postage prepaid In
Carlisle, PeMsylvanla 17013, upon the following:
Stephen C, Nudel, Esquire
219 Pine Street
Harrisburg, Pennsylvania 17101
Attorney for Plalntiff,
Country Walk Apartments
~'!, ,
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Da.eelt September -IJ,:.., 1996
DOCI'#LIADIHQiHU(lHII DOC
By:
60 West Pomfret Street
Carlisle, Pennsylvania 17013.3222
(717) 249.2353
Supreme Court 1.0, No, 25476
7
, "'.. ~
COUNTRY WALK APARTMaNTS,
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMaBRLAND COUNTY, PENNSYLVANIA
v,
NO, 96.4127 CIVIL TERM
TOO HUGHES, Bxecutor for the
Bitate of Thomas A, Hughes,
Defendant
CIVIL ACTION - LAW
NOTICE
YOU HAVE BEEN SUED IN COURT. If you wish to defend against
the claims set forth in the following pages, you must take action
within twenty (20) days after this Complaint and Notice are
served, by entering a written appearance personally or by
attorney and filing in writing with the Court your defenses or
objections to the claims set forth against you. You are warned
that if you fail to do BO the case may proceed without you and a
judgment may be entered against you by the Court without
Complaint or for any other claim or relief requested by the
Plaintiff, You may lose money or property or other rights
important to you.
YOU SHOULD TAKE THIS PAPER TO YOUR LAWYER AT ONCE. IF YOU
DO NOT HAVE A LAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE THE
OFFICE SET FORTH BELOW TO FIND OUT WHERE 'IOU CAN GE'r LEGAL HELP.
CUMBERLAND COUNTY LAWYER REFERRAL SERVICE
One Courthouse Square
Carlisle, PA 17013
(717) 240-6200
COUNTRY WALK APARTMENTS,
Plaintiff
IN THB COURT OF COMMON PLBAS
CUMBSRLAND COUNTY, PBNNSYLVhNIA
v,
NO, 96-4127 CIVIL TBRM
TOO HUGHBS, Bxecutor for the
Bstate of Thomas A, Hughes,
Defendant
CIVIL ACTION . LAW
COMPLAIN'!'
AND NOW, comes Plaintiff, Country Walk Apartments, by and
through its attorneys, the Law Offices of Stephen C, Nudel, and
"
respectfully files this Complaint as followsr
1, Plaintiff, Country Walk Apartments, is a business
entity with a business address located at 1400 Hillcrest Court,
Camp Hill, Cumberland County, Pennsylvania 17011.
2. Defendant, Tod Hughes, is an adult individual who
resides at 8 Anderson Court, Sayreville, New Jersey 08872.
3. Defendant, Tod Hughes, is the Executor for the Estate
of Thomas A. Hughes.
4. Plaintiff owns 1465 Hillcrest Court, Apt. 611, Camp
Hill, Cumberland County, Pennsylvania 17011 ("PREMISES").
5, On or about June 21, 1995, Plaintiff, as lessor, and
Thomas A. Hughes, as lessee, entered into a Lease Agreement
("LEASB") for the Premises. A true and correct copy of the Lease
is attached hereto and made a part hereof as "Exhibit A".
6. The term of the Lease commenced September 1, 1995, and
ended August 31, 1996.
7. Thomas Hughes died on or about December 26, 1995.
8. Plaintif.f subsequently entered into a Lease Agreement
for the Premiseo on or about March 25, 1996,
9. The Lease provides, inter alia, that the Lease is
binding upon all heirs, executors, administrators and assigns,
10. The Lease provides, inter alia, for the payment of
rent, late payment charges and carpet cleaning charges.
11, Plaintiff did not receive rent or late payment charges
from January 1, 1996, through March 25, 1996, or payment of
carpet cleaning charges.
12. Defendant, as and heir and the Executor of the Estate
of Thomas A. Hughes, is liable to Plaintiff for unpaid rent, late
payment charges and carpet cleaning charges.
13, Plaintiff provided several written demands for payment
to Defendant. True and correct copies of the written notices
provided to Defendant are attached hereto and made a part pereof
as "Exhibit B".
14. On June 4, 1996, Plaintiff fJ.led a civil Complaint with
District Justice Charles A. Clement, Jr.
15. On July 11, J,996, Judgment was entered in favor of
Plaintiff and against Defendant by District Justice Clement.
16. True and correct copies of the Civil Complaint and
Notice of Judgment are attached hereto and made a part hereof
collectively as "Exhibit C".
17, Pursuant to the Judgment, Defendant is liable to
.....
,I
LE:~SE AGR~E~~tlT
Tuxe LBAOZ, made thia ~~ day of June. 1911 8mTWIBN
COUNTRY W~~K. The Ownar or Landlord,
AND ~~G Kugh~s
(Hereinl\!ter whithllr one or more, rlttened to I1S "'renant")
WI'fNIlBIlE'l'lU 'rhl1t QwnaJ:' Mreby leaflet> to 'reMnt and the latter
lets trom the tormer, the apartment doaignat'd as~
}.'5 Hillorolit cou~t ~pt.611
9~mD Hill. ~~ 1701~
hereinafter called tho "pramises", tor thoa ~.lit'ln of ,'J'TJ..lv.. (12\
Months
beginning on the lit day of ~ 1995 and Ilnding on
the ...1lAS day or AUC7U;ot., 199/i, at the ront of lti..qht ThoUlllllld Five
Hun4red ~iqhtv And 00/10C (Q~_~) per year payable in ~onthly
inl!lt.allment.. ot Rev"n Hundred Piau1\ all" 00/100 Dollar.
(S~~ due on 1st of each and every month in advancQ.
This letting is upon the iollowing terms and conditions:
1. ~. Tenant agrees to pay to Landlord the monthly rent
sat forth above on the -1Qi day of each month in advance, at such
place as Landlord shall deR1gnate, Tenant further shall pay a late
charge or five (~') percent per month ot the amoun~ or reht in
default. on the ~ day of e~ch month. If the rental payment La
not rQcoivQd by thQ ~ day ot any given month, additional late
tee cQarq~~ will accrUe at $5.00 por dny until paymont ia reoeived.
If rental is mailed, the postmark date will determine the day of
payment. It any check fot' the rent is returned to Landlord for
insufficient funds or other reasons, a $20.00 service charge will
be charged.
2. W~lver or Notice~~it. Tenant hereby waives the usual
notice to \Iuit and agrees to surrender the premises at the
expiration of "aid term, or t.he termination of thi.. lea:>e tor
what.QvQr roaaon, forfeiture or otherwiee without notice from lessor
whatsoever. If procQQdinga shall be commenc.d by lesGor to recover
possession of the premises, either at the expiration at the term or
earlier termination at the lease, or for nan-payment of rent, or
tor an other reason, tenant specifically waives the right to three
(3) months notice and to fifteen (15) or thirty (30) days notice or
any at-her notic>! required under the Landlord and Ttil1ant Aat. of 1951
as amenrted, ana agrees that no notice whatsoever shall be required.
(1)
EXHIBIT A
,.
.....;
--/
3. 'J'enllnt I'r/l.Matura T<)l:1I\inatioll. 'fenant may tet.TIinate this
leo5s witnout cause prior to its expiration date only by giving
written notice tc L4ndlord at least twa full calendar mantns (60
daya) in advance at the terminaticn date ertGctiv~ tram either the
1st or 16th at any qiv...n mantl':, and, H Tenant i11ecttl ta tlave prlor
to the terullnat:ion d:1t.., 'l'lmant muut IMY te Landlord, at tho time
notice i9 given. all ront dua to t:ho tlOnuination date. In .'1ny
event, rent muut be paid ta termination dnt" prier tc 'r"n.ant'e
move, upkacp of the unit must be mnintainad ta termination dne",
and utilities must be maintainod ta tenin.1ticn date, It a
tllr1l1inat1<.\n by tne Tenant tako~ cHect prlOr ta the oriq inal
t.=in..tien d..t<l!, 'l'enant ul'all 111"0 pay ta Lendlord at the time
notioQ ot termination ia \JLv~11 a pdnal~y ta):' ~ha early lease
tormLnat:ion. Thill penalty or any pottion ot it is not rer.undllble.
This penalty will bo det.rmin..d nu tollow~l
1) If at the time the It""B" t.~minat.n (';13 dtlya ofter
the notice is given) you will have rented from Landlord
far less than 6ix (6) full months ot Lease lOr Renallal
Term yeu must pay to landlard the amaunt equal ta thl:ee
(3) months rent as the penalty.
3) If YOll wnl have rented tram Landlard far mare than
sill (6) full menth.. but 1".." than nine (9) rUll manths ot
Lealia or R>llnowal T>llrm, the penalty wiU equ;:J.l two (2)
month9 rent,
3) I t you will have rented from Landlard for mora thnn
nine (9) full months of lease or ~en(!wal Tern, the
penalty will equal OM (1) lUanths rent,
4, Rental Tncredfios and ~aneW~lfi. Landlard may increase the
1Il0nthly ront or ctll,nqe the torm or t.lJls Lease on written natice ta
Tenant Qivon at loaot SQvonty (713) daya in advance lOr the ~_day
of the month in whiCh thQ inorQa_~ in r~nt lOr chan\Je in Lease term
is effective, but Landlord mny not mnko an inaroaue Qr a change in
the Lease term durinQ the term of the LQa..~, Ront increase" or
change in Lease term $hall take effect in the manner splOcifiQd by
Landlord. This leas,) shall cantinuo tcr a like term under the s"moll
1:erms anl1 candltions as stato':d herei.n unless either party shall
give notice 1n wrl~1ng ta tho ather party at least sixty (60) days
prier te the end ot thia lease or his lntentlon to terminate the
'101111I8. agrQlOm"nt or oentinue "Ome under changed terms or conditi.ons.
5, U~. No unit _hall bQ usod tor ony other purpose other
than a private dwelling far the Tsnant_ lOr T"nante and hi5, her or
their immediate family. Na profes~ional hucinlO"Q or home
occupation of any nature shall be permitted to be conductQd within
the Unit even if accessary ta the main residential use of the Unit.
~en8nt Shall not permit or suffer anything to be done or kept upon
or within the Unit or wnich wl11 interfere with tho rights at the
oth"r OccUF'.'1nt", annoy them wi th unreasonable noises or othuwie,s,
nor will Tonant commit lOr permit any nuisance or commit or suff~r
any immaral ar illogal act to bo cemmitted within the Unit.
v
...;
6. Ysilitiell, Tenant understands that equipment for
utiUti.. to service the Unit is inst.alled therein and Tenll.nt
89r..s that the cost of ~tilities shall be pAid as followsl
tlT!LtTII
Heatinq or Premise.
Heatinq of Water for
Electricity ,
AU
Water
Telephone
Cable TV Berviee
Sell4r
Trash
I'rernisu
'1'0 BE Pb!D BY
RQddotllJ:.
Relidllnt.
Widen!;
H~
IDl/1.!U
Res14ent
RII1I141,1nl:
O"n'lI:
QXIlU
Landlord shall have the right temporarily to stop t.he services ot
any utility in the event of accident atfectil1Q the same or to
tacilitate repairs ,or llterations made to the Building.
7. Care <:If pre:nil5ell. Tenant ahall use dl,18 care 1n the use of
the prem1ecs, the appl iDnC05 therein, I1nd all other parts ot
01ln41."'1I or "'iI"lIlt'a Property. It lShall be the reC5pcn",ibility at the
Tenant to r.epair and maint~in, at Tgnant'a eKpenllO, .11 applianoes
includinQ, but not limited to, washer and drv~r, Alectrio r~n9.,
refr1Qeratorh trash compactor, dishwasher and qllrbaqa disposal. rn
the eVent t at any of the foregoing appliances shall not be
repairable, Landlord will, at Landlord's expense, replace said
appliance. Landlord shall have full discretion as to whether any
qiven appliance shall be repaired or replaced. Upon the expint10n
or sooner termination at this Leaso, all appliances not in worKing
oondition I!!ball be repaired at Tenant'IS c1Cpen'8 and the coat
thuruof shall bQ deducted from Tenant'l!! Ilecurity deposit as
hareinattur provid~d.
8. RUles and Reaulations ConcAl'nina Usa ann ol"l"unanc.x:.
Tenant's use and occupancy of the Vnit, and othl;lr portions of
the Property shall be subject to the following regUlations I
A. NO animal ot any xind Will be brought, permitted or kept
in the apartment or elsewhere on the owner's property without
prior permi8llion.
B. Tenant(s) members of hill (thQir) family, hh (thei.r
visitors and servants shall not at: any timo malee any noisQ, do
anything or conduct themselves in any way which disturbs any
other residli'nt or interteres with the rights I comtort, or
conveniences of any other resident, KUBical or Bound
reproducinCJ instrUJnents or 1I1n9ing within the apartment shall
be inaudible outside the apartment between 11 o'clock eaoh
night end 9 o'clock the tollowing morning,
(~ )
'-..I
-..I
C, 1'10 I:'esident ahall place or permit to be placed or
maintained any sign or advertiaing matter or device 01:' any
root aerial or other structure in any window ot the apartment
or elaewhere or upon the Owner's prop6rty. No resident shall
place or perml.t to be placed or maintained any awning, screen,
shade or blind in or at any window of the apartment without
prior conaent of the Owner or Agent. Oiimage to storm dool:s
and windows dUe to negligence will be the responsibility of
the tenant,
D. Tenant shall ut3e plumbing nnd electrical installations
only for their intended purposes and shall be tully
responsible tor the maintenance of slime and ror cleaning ~ny
stoppages in waste water linet3,
E. Maximum occupancy I No more than
pel:111itted to occupy the apartment,
Ifuqhel!l ,
illl!l person (s) will be
designated as TholnlUI
F. Tenant(s) agree(s) that Owner or Agent may change th\Jlir
regulat10ns from time to time as may be r.equired to protect
the apartment or Owner's other property to add to tenant's
enjoym~nt of it.
G. Tenant(s) are allowed only TWo parking spacers) in
parking lot.
H. '1'ENl\tIT (B) AGREll (B) TO PAY '1'0 LANDLORD IlEVflNTY FIVE ANI)
00/100 DOLLona ($75.00) FOR TilE PURPOBE 0>>' CLEANING '.cIUl
CARPET UPON TilE EXPIRl\TION OR BOONER TERMINATION OF TIIIS
LEASE.
9, Deli vet" of Possession by. r~1ncllord. It, due to
circul1lstances beyond Landlord's control, the Uni t shall not be
ready tor occupancy at the beginning of the term herein providod,
this Lease shall nevertheless remain in effect and the rent shull
be abated proportionately until the Unit is ready and Landlord
shall not be liable for delay; provided, if the Unit shall not be
ready of occupancy sixty (60) days after the beginning of the term
as herein provided, Tenant shall have the right to cancel this
LeAse by written notice delivered to LandloJ:"d at any time after the
expiration of sixty (60) days, but not after the Unit is ready of
occupancy. Tenant's remedy shall be 1 imi tad to such right of
cancellation and upon such cancellation neither party shall hAve
any further rights against the other, save Landlord shall repay any
deposit made by Tenant. If Tenant shall occupy the Unit prior to
the beginning of the term as herein provided, such oocupancy shall
be subject to the terms of this Lease and Tenant shall pay prior to
occupying the Unit rent for the same period tram tho date of such
occupancy to the beginning of said term,
(4)
2.
la, Dnmaae by Fira. If the Unit is damaged by fire or other
casualty, Landlord ahall repair within a reasonable time and rent
shall continue unless th~ casualty renders the Unit untenantable,
in which case this lease shall terminato and Tenant, upon payment
of all rent to the date the Unit is llurrol1dorlld, Ilhall not be
liable for any further rant, If only a portion of the Unit ili
rendered untenantable, tha Tenant muy, with the mutual agreement ot
Landlord, alternatively choose to continue in possession and ahall
thereupon be entitled to a pro rata reduction in the amount of
rent pravidud that the elaction to proceed under this alternative
shall not ba a waiver at Tenant's right to tarminatll if repairs are
not made within ninety (90) days.
11. E.r..QJ;l'iJJ::.t:L-'J!.l;JHlillLJJmLI:!u~_<,)Jl~lJJ~. Tenant agrees that
Landlord shall not bo liable tor proparty dal:lage or personal injury
occurring in the Unit or ol.sewhera on the Property UlllesLS the
damage or injury resu~ts directly trom Landlord'l> negligence.
Tenant i5 illstt'Uoted to purchase, at Tenant's axpense, a 'renant' s
Homeowner's Polioy to insure his personal injury to Tanant, other
occupants, guasts, or visitors, that occurs wit:hin the Unit or
elaewhere on tho Prcp~rty.
12. BiQht of F.ntrv. Landlord, or any pl.lrson authorized by
Landlor.d, shall hal/e the right to enter the Unit at reasonable
times te inspect, re~laCG appliancas as needed, and, after notice
of t.~ination is given, to show the Unit to prospective Tenants.
Landlord lihall give Tenants notice at his or thair intention to
enter, if possible, However, Tenant consent shall not be necessary
in case of emergency.
13. Secur i t~POB it. Tenant agrees to pay as security
deposit the amount of DJ.1LlIundred Ilnd 00/100 ($1lQ.."ll) Dollars
prior to the occupancy of the Unit, The security deposit shall be
held by Landlord as security tor the payment of all rent and other
amounts due from Tenant to Landlord, tor the Tenant'a performance
of this Lease and against any damages caused by Tenant or Tenant's
family or other occupants to the Unit or the owner's Property,
Tenant und~rstands and agrees that tha ~~curity deposit may not be
applied as rent: or as against any other amount due from Tenant to
Landlord, without Landlord's written consent, and that monthly nnt
will be paid eaoh month, inclUding the last: month of the Lease
term. Within thirty (30) daY6 following the termination of this
I,eas., Landlord shall return tha security deposit, less any
deductions from it on account ot anounts owed by Tenant to Landlord
by check payable to all persons signing this Lease, mailed to a
forwarding address which must be furnished by Tenant in writing
within twenty (20) days after removal from the Unit.
(5)
14. Oetaul t.
A. If Any ront for the Unit comllll due under the terms of this
Lease and if tho same remains unpaid for five (5) days after
written notice thereof by Landlord to Tenant, there shall be
d..med a default of thi~ Lease.
B. If Tenant tails to comply with any tern, coVenant or
provision of thi/l Lease other than the payment of rent, and if
tenant shall tail to ~ake reasonable measures to cure such
noncompl~ance within HttCllln (15) days aCter written notice
thereof by Landlord to Tenant, thoro shall be deemed <I default
of this lease,
C, If Tenant shall file a petition in bankruptcy or
receivership or J,f Iiuch 0 peti tion i5 filed against TeO/mt and
reasonable measures to discharge same are not taken within
thirty (30) day!! or ~Iritten notice of such petition by
Landlord to Tenant, there shall be deomed a default of thii
Leue,
D. If Tenant lihall make an asaignlnent for the b.ndit of
creditors or becomes insolvent, there shall be deem ad II
default ot this Lease,
E. Upon default of this Lease, Landlord may enter the Unit as
agont of Tenant and in Landlord's own right without baing
liable for prosecution or damages therefor. and relet the Unit
as agent of Tenant and receive rent therefor.
F. Upon ,uch entry, Landlord Bhall use reasonable efforta to
relet the Unit,
G. Upon such entry, all rights of Tenant to possess the unit
under this Lean shall be forfeited. Such entry by Landlord
shall not operate to release tenant from any rent to bo paid
or covenants to be performed during the full term of this
LeaBe.
H. upon such entry, Landlord shall be authorized to make E1uch
reasonable repairs in or to the Unit as may be necessary to
place the same in good order and condition for the purpose of
reletting,
r. Tenant shall be liable to Landlord tor the reasonable
oosts of such repairs and all r~asonable expenses in
reletting, including, but not limited to, any real estate
brokerage commission actually paid.
(6)
15. CONFESS ION 01" JUDqMl::NT F'OR MONE'i, TENANT AGREES THA'r IF
THE RENT OR ADDITIONAL RENT OR ANV CliARGLl RESERVED IN THIS LEASE AS
RENT SHALL REMAIN UNPAID FOR A Pl':JHOD OF rIVE: (5) DAVS AFTER
WRITTEN NOTICE IS PROVIDED, 'rHAT U.NDLORD MAY CADSE JUDGMENT to BE
ENTERED AGAINST TENAN'l', '!'HAT FOR THAT PCRPOSE TENANT HEREBY
AUTHORIZED AND EMPOWERS LANDLORD OR ANY PROTHONO'X'ARV, CLERK OF
COURT OR ATTORNEY OF ANY COURT OF' RECORD TO APPEAR FOR AND CONFESS
JUDGEMENT AGAINST TENAN'l' AND AGREES THAT LANDIAlRD MAY COMMENCE AN
ACTION PURSUAN'l' TO PENNSYLVMIIA Rl:LES OF CIVIL PROCEDURES FOR THE
RECOVERY FROM 'l'ENANT FOR ALL REN'!' HEREUNDER, INCLl.!DING ALL
ACCELERATION 01" RENT PERMISSIBLE UNDER THE PROVISIONS OF THIS LEASE
AND ALL CHARGES RESERVED HEREUNDER, AS WELL AS FOR INTEREST AND
COSTS AND ATTORNEYS FEES OR COl>lMISSIONS, FOR WHICH AUTHORIZATION TO
CONFESS JUDGMENT, ~,'HIS LEASE, A TRUE AND CORRECT COpy THEREOF,
SHALL BE SUFFICIENT WARRANT. SeCH JUDGMEN'r MAY BE CONFESSED
AGAINST TENANT FOR THE FULL AMOUN'l' OF' REN1' MID ARREARS AND ALL
RENT DUE TO THE END or THE TERM HE~IN PROVIDED, AS WELL AS FOR
INTEREST AND COSTS AND ATTORNE~S COMMIGSIONS OF FIVE (5%) PERCENT
OF THE FULL AMOUNT OF lANDLORD I S CLAIM AGAINST TENANT OR AN
ATTORNEYS FEE OF FIVE HUNDRED ($500,00) DOLLARS, WHICHEVER SHALL BE
GRl!:ATER.
Tenant, by affi~ing his signaturo i~.diut.ly at the end of
this ~aragraph, hereby consents to the warrant of attorney to
confeia judqmllnt and such consent is made understandingly,
intentionally and voluntarily and that 'l'enant I Ii annual income
is in excess of $10,000.00.
TENAN'l' :
- ~ -,4 :~c..-
16. ~ONFESSION OF JUDGMENT FOR POSSESSION OF UNIT. TENANT
AGREES THAT IF THIS LEASE SHALL BE TERMINATED, EITHER BECAUSE OF
CONDITIONS BROKEN DURING THE TERM OF THIS LEASE OF ANY HOLDING OVER
THEREOF, OR WIlEN THE TERM HEREB~ CREATED SHALL HAVE EXPIRED, THEN,
IN THAT EVENT, LANDLORD MAY CAUSE A JUDGMENT OF EJECTMENT TO BE
ENTERED AGAINST TENANT FOR POSSESSION OF THE UNIT, AND FOR THAT
PURPOSE TENAN'l' HEREBY AUTHORIZED AND EMPOWERS ANY PROTHONOTARY,
CLERK OF COURT OR ATTO~~EY OF ANY COURT OF REeCRD TO APPEAR FOR
TENANT AND CONFESS JUDGMENT AGAINST TENANT IN EJECTMENT FOR
POSSESSION OF THE UNI'l'. FURTHER, TENANT COVENANTS AND AGREES THAT
LANDLORD MAY COMMENCE AN ACTION PURSUANT TO THE PENNSYLVANIA RULES
OF CIVIL PROCEDURES FOR THE ENTRY OF AN ORDER IN EJECTMENT FOR
POSSESSION OF REAL PROPERTY, AND TENANT FURTHER AGREES THAT A WRIT
OF POSSESSION PURSUANT THEREOF MAY BE ISSUED FORTHWITH, FOR WHICH
AUTHORIZATION TO CONFESS JUDGMENT AND FOR THE ISSUANCE OF A WRIT OR
WRITS OF POSSESSION PURSUANT THEREOF MAY BE ISSUED FORTHWITH, FOR
WH!CH AUTHOR!ZAT!ON TO CONFESS JUDGMEN'l' AND FOR THE ISSUANCE OF A
WRIT OR WRITS OF POSSESSION PURSUANT THEREOF, THIS LEASE, OR A TRUE
AND CORRECT COpy THEREOF, SHALL BE SUFF'ICIEN'l' WARRANT.
(7)
COMMONWEALTH OF PENNSYLVANIA
COUNTY OF: CUMBERLAND
_. r_ .;:;::iO- -.
NOTICE OF JUDGMENT/TRANSCRIPT
09-1-01
PLAINTIFF "''''~l.'',' "l)e'l~ij~
rcOUNTRY WALK APARTMENTS
1400 HILLCREST COURT
CAMP HILL, PA 17011
L
'l
t.laij f.)~1 Nil
OJ"""". 'lOft
CHARLES A. CLEMENT, JR.
Ad,,,.. 1106 CARLISLE ROAD
CAMV HILL, PA
_I
t...'",,, (717) 761-4940 17011
VB.
,..At,tE anlJADI)II(65 .
'Too HUGHES, EXEC. FOR THOMAS HUGHES
8 ANDERSON COURT
SAYREVILLE, NJ 08872
L
.J
DEFENDANT
ATTORNEY FOR PLAINTIFF I
STEPHEN C. NUDEL, ESQ.
ATTORNEY"A'l'-LAW
219 PINE STREET
HARRISBURG, PA 17101
Dockel No,: CV-000026 3-96
Date Flied: 6/04/96
THIS IS TO NOTIFY YOU THAT:
Judgment:
00 Judgment was entered for: (Name)
[!] Judgment was entered against: (Name)
In the amount 01 $ 1.551.50
o Judgment was cntilred against
Landlordrrl1nant action In the amount of $ _ on
The amount of rent per month, as established by the District Jusllce, Is $
o Damages will be assessed on: (Dele & Time)
FOR PLAINTIFF
COUNTRY WALK APhaTMENTS _
TOO HUGHES, EXEC. FOR THOMAS HUGHES
011: (Date of Judgment) ,7 /I, 1/9 6
_Ina
(Date of Judgment)
o
o
o Possession not gran\ijd.
n Levy 15 stayed lor _ _ days or 0 ganerally stayed.
U Oblectlol. to In"" has been flied and hearing will be held:
Detl': Place:
Possession granted.
Possession granted If money Judgment 15 not
satisfied by time 01 eviction.
Rent In err ears $
Damages Unjust Detention $
Demegos to Propenyl
Residential Lease: $_
Less Amt Due Defendant - $
Amount of Judgment n $
Judgment Costs $
Interest on Judgment $
Anorney Fees $
o This case dismissed without preJudice,
TOTAL
1.501.00
50,50
.00
.00
1.551.50
$
Tlms;
ANY PARTY HAS THE RIGHT TO APPEAL A JUDGMENT INVOLVING A RESIDENTIAL LEASE AND AFFECTING THE
DELIVERY OF POSSESSION OF REAL PROPERTY WITHIN 10 DAYS OF THE DATE OF JUDGMENT BY FILING A
NOTICE OF APPEAL WITH THE PROTHONOTARY/CLERK OF THE COURT OF COMMON PLEAS, CIVIL DIVISION
ANY PARTY AGGRIEVED BY A JUDGMENT FOR MONEY OR A JUDGMENT INVOLVING A NONRESIDENTIAL LEASE
MAY APPEAL WITHIN 30 DAYS OF ENTRY OF THE JUDGMENT BY FILING A NOTICE o,F A'PPbC'WlTH THE
PROTHONOTARY/CLERK OF THE COURT OF COMMON PLEAS, CIVIL DiViSiON...'.. \,: T', [ , "'"
, ',' ...:, ",
, j i ~ ..... _ ..
7-ll-96 Date 't.' , ~' , . ~< _ ,'DGtrIClJUlillce
"' .~. ~ '-'"
I certify that this Is a true and ~?rreCI copy of thi record of the proceedings CI!~tal~n'~~!tlJ!:lgme~ .
7-ll-96 Dale : . ,( I ;.. .' ...~. ,DIstrict Justice
My commission expires IIrst Monday 01 January, 2002 , . -'~, 7~SEA{' "
, ., ,'..
AOPC31~.96 ......,/ '~ \"
.",.......... .'
COUNTRY WALK APARTMENTS,
Plaintiff
IN THE COURT OF COMMON PLEAS
CUMBBRLAND COUNTY, PBNNSYl,vANIA
v,
NO. 96-4127 CIVIL TBRM
TOD HUGHBS, Bxecutor for the
Bstate of Thomas A. Hughes,
Defendant
CIVIL i\C'rION - LAW
MOTION FOR JUDGMBNT ON THB PLBADINGS
AND NOW, pursuant to Rule 1034 of the Pennsylvania Rules
of Civil Procedut"e, Plaintiff, Country Walk Apartments, by and
through its attorneys, the Law Offices of Stephen C. Nudel,
respectfully
moves this Honorable Court for the entry of
Judgment on the Pleadings in its favor and against Defend.ant.
This Motion is supported by the pleadings and the documents
attached thereto. With respect to the matters set forth below,
there is no genuine issue as to any material fact and Plaintiff,
Country Walk Apartments, is entitled to judgment as a matter of
law for the following reasons.
1. Plaintiff is the owner of property located at 1465
Hillcrest Court, Apt. 611, Camp Hill, Cumberland County,
pennsyl vania (" PRBMISBS"). (Plaint iff's Complaint 11 4,
Defendant's Answer 11 4) .
2.
,
Defendant is the Executor of the Bstate of Thomas A.
(Plaintiff's Complaint 11 3, Defendant's Answer 11 3).
On or abuut June 21, 1995, Plaintiff, as lessor, and
Hughes.
3.
Thomas A. Hughes, as lessee, entered into a Lease Agreement
("LBASIll") for the Premises, A true and correct copy of the
,
Lease is attached to Plainti,ff's Complaillt as "Exhibit A",
(Plaintiff's Complaint ~ 5, Defendant's Answer ~ 5),
4, The term of the Lease commenced September 1, 1995, and
ended August 31, 1996, (Plaintiff's Complaint ~ 6; Defendant's
Answer 11 6) .
5. Thomas Hughes died on or about December 26, 1995.
(Plaintiff I a Complaint 11 7 I Defendant's Answer ~ 7) .
6. The Lease provides, inter alia, that the Lease is
binding upon all heirs, executors, administrators and assigns.
(Plaintiff's Complaint 11 9; Defendant's Answer 11 9).
7. The Lease provides, inter alia, for the payment of
rent, late payment charges and carpet cleaning charges.
(Plaintiff's Complaint ~ 10, Defendant's Answer 11 10).
8. Plaintiff did not receive rent or late payment charges
from January 1, 1996, through March 25, 1996, or payment of
carpet cleaning charges. (Plaintiff's Complaint 11 11; see
Defendant's Answer ~ 11 wherein, although Defendant does not
specifically admit the averment in paragraph 11, on its face, the
response set forth by Defendant therein clearly admits that no
rent or other charges were paid for the month of January, 1996,
or thereafter.)
9. "The general rule in Pennsylvania ... is that the death
of ... [a] tenant does not affect the continuation of a lease
agreement for a definite term unleBs the parties have provided
otherwise, In re Speare's Estate, 349 Pa, 76, 36 A,2d 489
(1944)/ Wartamian's Estate, 305 Pa. 333, 157 A, 688 (1931) /
Ronald M. Friedman, Pennsylvania LandlQrd-Tenant Law and Practice
Ii 3.4 (e) .
10, As a matter of law, Defendant is liable for the full
term of the Lease.
11. Plaintiff relet the Premises on March 25, 1996.
12. As a matter of law, Pefendant is liable to Plaintiff
for rent and other charges from January 1, 1996, through March
25, 1996, as set forth in paragraph 18 of Plaintiff's Complaint.
13. The Lease provides for attorneys fees to be paid in the
event of a default by Lessee,
14. Plaintiff's attorneys fees incurred to date are
$1,100.00 and are anticipated to be less than $2,000.00.
15. As a matter. of law, Judgnlent should be entered on the
pleadings in favor of Plaintiff and against Defendant in the
amount of $1,933.75 plus attorneys fees in the amount of
$2,000.00, interest and costs of suit.
WHEREFORE, Plaintiff, Country Walk Apartments, requests that
this Honorable Court grant its Motion and enter judgment in its
favor and against Defendant, Tad Hughes, in the amount of
$3,933.75, plus interest and costs of suit.
I,
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COMMONWEALTH uF PENNSYLVANIA
COUNTY OF:. CUMBERLAN[)~
'II '11.11
NOTICE OF JUDGMENT/TRANSCRIPT
MlJIP"
CHARLES A, CLEMENT,
1106 CARLISLE ROAD
CAMP HILL, PA
JR.
':l..AINlIH NAIIlllldlJ)I)lllt>:i
'COUNTRY WALl< APARTMENTS 'I
1400 HILLCREST COURT
CAMP HILL, PA 17011
L ~
V5.
DEFENDANT ..~,." """Ull
~OD HUGHES, EXEC. FOR THOMAS HUGHES
8 ANDERSON COURT
SAYREVILLE, NJ 08872
L ~
Docket No.: CV-0000263-96j
Date Flied: 6/04/96
u,av (}lit NCl
09-1-01
l)Jtlam. 'ion
,..-. 17171761-4940
ATTORNEY DEF PRIVATE I
MARCUS A. MCI<NIGHT, III
60 WEST POMFRET STREET
CARLISLE, PA 17013
17011
THIS 15 TO NOTIFY YOU THAT:
Judgment:
00 Judgment was entered lor: (Name)
I!l Judgment was entered agalnsl: (Name)
In the amount 01 $ 1.551. 50
o Judgment was entored against
LandlordfTenanl action In the amount of $ on
The amount ot rent per month. as established by Ihe District Jusllce. Is $
o Damagos will bo ossessod on: (Dole & Tlmo)
FOR PLAINTIFF
COUNTRY WALl< APARTMENTS
TOO HUGHES, EXEC. FOR THOMAS HUGHES
on: (Dale of Judgment) 7/11/96
in a
(Date of Judgment)
D This case dismissed without prejudice.
D
o
D Possession not grented,
o Levy Is stayed tor _ days or 0 generally stayed.
o Objection to levy has baen flied and haarlng will be held:
t"" P1~
erne:
Possession granted.
Possession granted ~ money judgment Is not
satisfied by time 01 evict/on.
Rent In arrears $
Damages Unjust Detention $
Damages to Property/
Residential Lease: $
Less Amt Due Defendant - $
Amount 01 Judgment = $
Judgment Costs $
Interest on Judgment $
AlIorney Fees $
1.501.00
50.50
.00
.M
TOTAL
$
1.551.50
ANY PARTY HAS THE RIGHT TO APPEAL A JUDGMENT INVOLVING A RESIDENTIAL LEASE AND AFFECTING THE
DELNERY OF POSSESSION OF REAL PROPERTY WITHIN 70 DAYS OF TflE DATE OF JUDGMENT BY FILING A
NOTICE OF APPEAL WITH THE PROTHONOTARY/CLERK OF THE COURT OF COMMON PLEAS, CIVIL DIVISION.
ANY PARTY AGGRIEVEn BY A JUDGMENT FOR MONEY OR A JUDGMEN r INVOLVING A NONRESIDENTIAL LEASE
MAY APPEAl. WITHIN 30 DAYS OF ENTRY OF THE JUDGMENT BY FII.INCI A NOTICE c:)J' Alr~1f\t:'WIT.H THE
PROTHONOTARYICLERK O'Yt!E COURT OF COMMON PLEAS, CIVil DIVI~lr' :,: \ ~: : ,
7-11-96. Dale l1A,t' . \ l _~.,' ~,.D~trl?tJU'!tlce
I certify thai ttl,s IS a true ~n7rroct copy Olll'lj wcord olttlo proceodl1s ~lal i1~.lt,~ll'tUdgment.
7-11-96 Dato . . .UL. ,\ ( I " . .,' ..' ""'. District JUStlCO
My commission expires flrsl Monday of January, "002, . .' )'_ 'SEAt
. 'j
Aope 31 ~,96
\'
". ..,
...........
COM_WIAUH Of PlNNIYLYANIA
couli-or COIllMON ,iiA'-
CUMlIE!U.ANO r.01J1fl'Y
JUDICIAL DlnllCJ
09-l-Ill
NOTICl 0' APPIAL
'ROM
DmRICT JUSTlCI JUDGMINT
COMMON'UA~N.. 96~412?_qJ\lJl:~rm
NOTlCI 0' APPIAL
Nolie. I. vi- lhot tho app.nool hot fII.d In lho above C""" of Cammoo Pl.a. 0" oppoal from Ih. judg",."t ,ondof.d by Ih. PI.f,let Ju.tk. 00 'ho
dot. and In tho COM montlanod boIow
:;~:;:;__~~~~__ t: Th~~~~F~_~:=-'-~'=:=~':J,,=,-=~-_=~~]~~;A~~:~.n~. Jr'-l.~-l-Ol
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~~.!::'~6 '-'-."----------~~.t..ry!J1!.~~J',,rtIu~. ~;ty~.'0'~."-"::". H.,...
~~ 1~-0000263-96 ____~ _(" I_____::~~,L~-_" (/ __ _ ______
Thi. blodc wi! be .q..d ONLY when thi. no"'hoo i. required undo< Po, R'cP,JP, If appelllJll/ WlIS CLAIMANT (see Po. R.c.P.JP. No.
l008l '. i
Thi, Nolie. of Appeal, when rocolvod by tho Di.llkl Ju.Ii,.. will ""....,f. 0 0 lool{6) maclfOl!ooloreDlslrlclJusllce, he MUST
SUPfRSfOEAS 10 tho judgment far po.....loo In rhI. co... FILE ACO^!~VINT wl/hln twenly (20) da'(5 after
/illng his NOTICE 01 APPEAL
. --.----.-~---Sir1j{ituro-ol J'ilitTiOt,Oiiiiy-;-ji -bt~~J'Y
------PRAICIPE TO-iNTEll'RUfE TO FiLE COMPLAiNfANo-,l'ULE To'Ffi.f'- -,-------
(ThIs 5/lCllon 01 loon 10 bo usod ONLY Mll'tl 'lflIXJlIllJ1l WilS DEFEND/lNT (SL" Pi/, nC.P.J,p. No 100' (7) '" act/Oil b610r0 D/slllct JlJSl/co.
fF nOT USED, dotach from c~y 01 nol'co oloppml to bo sCIVoclllpo<l i~lfJCt/L'O).
PIAICIPE, To Pralhano!ory
EntOf ruIo upon __.._J:.qlllltry, 'wJ1lk."AI;ulrJ:lIllntJL.m ______... ,,__, ,_______ __._ ,oppolloo('l, 10 flIo 0 complaint In this appeol
Ntrrll'!l'1Illa>M'Cf)(Ii)
(Comnan PIoo. No -29.=.ilD qyil Tenn ____
onl,S. 0' Judgment 0' non pro~
."
lULl I To
Country Walk IIpartmentu,
Nwnt1"/~,)
,
__ , """olloo(,),
!
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III You '" nohfiod that 0 rule i. hontby onr.r.d upon you to file 0 complolnt In rhI. oppocll within l-.ty (20) doy. 0',", tho do,. of
..,vie. a' tN, rule '-""" you by p."anaI ,",,,k. << by c",tllied or roglllontd moll.
I
(2) H you do not file 0 complaint within IhI. tlmo, 0 JUDGMfNT 01' NON PROS WIll BE ENTERED AGAlNSTYOU,
13) Tho dotw of oorvic. 0' thi. ruIo if ,",vice wa, by moll I, tho do,. 0' moiling.
Dolo: t..ty tQth .19...96, -L..o-'\~) nIO<lP"la,"vl~.i~",~1y
NJPC 31NM
"
Z 3i:!L 6311 'II.!i
.2 Rec.la)t for
C.rtlfled MeN
No Inlu,.nce Cover.g. ProvIded
OQ ncH ule fo, In.emntion,1 M'"
IS.. R.....,IBI
I ~y WALK APTS
I r.~~~,'.~,',~r~~.~ST ;;-
I CAMP 1I11.L PA 17011
PQer..,.
X $ 3
I e."'~"H X, I
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Del_, '1'" A'I'I".,..I'" ,"'1'11.'1
ro o\11''''_IIU_
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PolII,"lIf~')I Oil"
$ ~.s
HUtE
07-22-96
TOD HUGHES
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COUNTRY WALK APARTMENTS I IN THE COURT OF COMMON PLEAS OF
I CUMBERLAND COUNTY, PENNSYLVANIA
V. I
I
TOO HUGHES, EXECUTOR FOR THE I NO. 96-4127 CIVIL TERM
ESTATE OF THOMAS A. HUGHES I
I CIVIL ACTION - LAW
IN REI PLAINTIFF'S NOTION F28 JUDGMENT ON THE PLEADINGS
BEFORE SHEELY. P,J. AND,OLER. J.:.
OPINION AND ORDER 0' COURT
Argument was held on April 16, 1997, with regard to
plaintiff's Motion for .1udgment on the Pleadings in a landlord-
tenant matter. The requisite standard has been s~t forth as
follows I
The court must accept as true all well pleaded
statements of fact, admissions, and any documents
properly attached to the pleadings presented by the
party against whom the motion is filed, considering
only those facts which were specifically admitted. The
court may grant judgment on the pleadings only where
the moving party's right to succeed is certain and the
case so free from doubt that trial would clearly be a
fruitless exercise.
Shirley by Shirley v. J'avan, _ Pa.Super. _, _, 684 A.2d
1089, 1090 (1996). In the instant case, we must therefore take
the facts from plaintiff's Complaint which defendant has admitted
in his Answer, the only relevant documents of record.
FACTS
Plaintiff is the owner of the premises located at 1465
Hillcrest Court, Apt. 611, in Camp Hill. On or about June 21,
1995, plai.ntiff, as lElssor, and Thomas A. Hughes, as lessee,
entered into a lease agreement for the premises, the term
cOmDlencing September 1, 1995, and ending August 31, 1996. The
NO. 96-412'1 CIVIL TERM
1.... provid.., among oth.r condition., th.t the le..e i. binding
upon .11 heirB, eXBcutorB, .dmini.trators and ..signs, .nd
furth.r provideB for the p.yment of rent, late paymentB ch.rgeB
and carpet cleaning chargeB.
Thomas HugheB died on or about December 26, 1995. Def.ndant
iB Tod HugheB, the executor for the eBtate of ThomaB HugheB.
After the death of Thomas Hugh~s, plaintiff provided several
written demandB for rent owed for January and February, inBisted
that rent in the amount of $715.00 would continue to accrue until
the apartment wae re-rent~d, and indicated that carpet clean~hg
costs would be taken from the $600.00 security deposit.1
DISCUSSION
Plaintiff requests judgment in the amount of $1,933.75, pluB
attorneY'B fees in the amount of $2,000, contending that becauBe
the foregoing facts have been admitted, it must prevail on its
motion. Plaintiff cites various authority for the proposition
that "the death of
. . .
a tenant does not affect the
continuation of a lease agreement for a definite term unles. the
parties have provided otherwise."
In one part of defendant's answer, he denies liability on
this theory, averring that the death of Thomas A. Hughes releaBed
the rent obligation. (Pl.'s Complaint, '12). However,
Dafendant has denied that attorney's fees are owed
because he claims there has been no breach. We note here that
the lease does provide for attorney's fees and will discuBB this
issue below.
2
NO. 96~4127 CIVIL TERM
defendant has not briefed that issue and it is deemed abandoned.
Instead, defendant argued in his brief that the parties entered
into an alleged oral agr~ement whereby the seourity deposit of
Thomas Hughes would satisfy the rent obligations in full..
(Defendant also averred the existenoe of this agreement in
paragraphs 11 and 20 of his Answer.) Consequently, defendant
submits that because plaintiff is contesting the presence of this
agreement, an issue of faot remains to be reuolved and judgment
un the pleadings is premature.
It is well established that lease agreements are oontracts
to be co~strued according to oontraot principles. Hutchison v.
Sunbeam Coal Corporation, 513 Pa. 192, 519 A.2d 385 (19861. The
oase of HaleBh v. Chechak, 342 Pa.Super. 446, 493 A.2d 106 (1985)
further establishes as followsl
". . . the parties to a written agreement may introduce
parole evidence as to subsequent modifications to
written agreements. Dora v. Dora, 392 Pa. 433, 141
A.2d 587 (1958). These subsequent modifications or
waivers can be shown either by express agreement or
actions which neceBsarily involve such alterations.
Wagner v. Graziano Construction Company, 390 Pa. 445,
136 A.2d 82 (1957).
HaleBh, 342 Pa.Super. at 453, 493 A.2d at 109.
In light of the foregoing, we are in agreement with
defendant that the an issue of fact remains regarding the
alleged subsequent agreement of the parties. However, defendant
should have plead the existence of the agreement in New Hatter
pursuant to Pa.R.C.P. No. 1030, rather than alleging new facts in
his denial. We will therefore allow defendant to amend his
3