HomeMy WebLinkAbout98-01199
I
i
I
I
I
\.,..
&:.
~J
,I
I
I
vii
7,
.j
1
.\
,~!
l-ti\
I j I
~!
9
I .j
a
.,
L;
, ")
'l
Ij
;"
J
]
1
i
, .,...1
11
U1r
I
1
,
0-1
a-j
--I
I-I
i
\ I
Ooi
0-1
1
Df! f f! n d. f'
II I /l '. x .
17
JURISDICTION IN EQuITY
~ 15
2. Applicatiol/ /0 Recovery of P/,opaty VI/eonnec/ed
With Coli/me/ of Sale
~".
~ 15. Personal property-Where property has no unique
or peculiar value 10 plalnlilf.
The broad general rule is that where the pluintiff files
proceedings in eqaity for thc recovcry of an ordinury chat-
tel (that is, one that is not uniquc and has no peculiar value
to the plaintiff, and the procecdings are not brought for
the purpose of cnforcing a contract of sale) or its value,
equity will rcfuse to take jurisdiction, on the ground that
there exists an adequate remedy at law cither (I) by an
ordinary action of replevin, if recovery is desired in specie,
or (2) by an action of trover and conversion, if recovery of
the value of the subject matter is desircd. Sce 27 Am Jur
2d, Equity ~ 61.
Moreover, the above rule is applicable notwithstanding
the fact that the dcfenclunt may huye obtained posscssion
of the subject mattcr by fraud.
Example:
A complaint in equity alleged that thc plaintiff was
induced to transfer certain shares of stock to the de-
fendant as a result of his misrepresentations, and prayed
that the stock be returned. It was hcld that an ordinary
action in law for deceit would give a complete and ade-
quate remedy at law. Thc court said: "Even where there
is fraud, if it relates to the transfer of personal property
and the party has an adequate remedy at law, equity
will not ordinarily take j'urisdictioll. Costley et ux. v.
Smith, 278 Pa. 242, 122 A. 280; Hyde v. Baker, 212
Pa. 224, 61 A. 823, 108 Am. SI. Rep. 865; Mackintosh
y Tracy, 4 Brewst [Pa.] 59. See, also, opinion of Judge
Endlich, in Kaul, Admr, v. Henke, 2 Pa. Dist. R. 236;
Rimes y, Rimes, 152 Ga, 721,111 S.E. 34,22 A,L.R.
1030. Plaintiff has a full and adequate remedy at law,
by an action of deceit, if he has been damnified by the
IPaEqullyJ-2
I"
i1
'f,
.
>- .- f:;
cr:; -
<I. .. ,~;~\4:
j--'
(-\ c-J (,lr-:;..
LJ.J..Y
( "'I ~, 'c l;:,:~%
(.f'
I...-j' 0-
(1)\':: . ~ ~,...
:1 (' - ::S0.
@I-\:, C'? r~~
..~Ill ' ""
u>. ~'-' r',t)...
."
r' ::c ',~
\.\'. CF\ ::3
0 (:I" U
'"
\
'"
"-
"
'0
~
-...."
",
~.
;j
iT: -. ....,
.ce ..j L;
~- .. ,
(..) r.:J
~l'
5:',:::
~"'( ,
....-,- (;1..
/c'r'
~)c, ...
_'l( ..,
'I'" (",1
0::', I :',-j
IT, i,' .. , ~q c.,
[-, :lI:: :/j
u. 0,
0 en C)
.- . I
,.
g 14
EQUITY
16
Ill. LIMITATIONS ON THE EXERCISE OF
EQUITABLE JURISDICTION WHERE
STATUTORY BASIS EXISTS
I
I
II
II
I
,
A. ADEQUACY OF REMEDY AT LAW
I. Genel'lll Principles
I
,\
g 14. Underlying r\ll~s.
It is a fundamental rule of equity jurisdiction that pro-
vided that the objection is seasonably raised, equity will
refuse to lake jurisdiction in a ease where it appears that
the plaintiff has a clear. complete, and adequate remc~ at
law. For a general discussion, see 27 Am Jur 2d, Equity
** 86 et seq. Thus. where a proceeding is brought in equi-
ty and the prayer of the complaint substantially is only for
a decree directing the defendant to pay to the plaintiff a
sum of money. preliminary objections to the complaint
on the ground that there is aa adequate remedy at law will
be sustaincd, and this is so notwithstanding the fact that
it is alleged that the dcfendaat incurrcd the obligation as a
trustee in the course of his administration of a trust.
Example:
A filcd a complaint in equity alleging that he supplied
work and labor upon certain property at thc request of
the defendant trustee. The complaint did not pray for
the crcation of an equitablc charge against the real es-
tate, It prayed only for money damages for work and
labor done. Hcld: An ordinary action in assumpsit
supplied a full and complete remedy, and there was no
reason to rcsort to equity. Eggert v Corr f 1937) 30
Dist & Co Rcp 710, 54 Montg Co Rep 54.
AnnolalionSI Right to Illandamus as excluding remedy by inJunc-
tion, 93 ALR 1495.
-Adequacy of the legal remedy as aflecting right to protection
of personlll rights. 175 ALR 435, 445.
17
JURISDIC1ION IN EQUl1'Y
~ 15
:1
2. Application to Recovery of Property Unconnected
With Contract of Sale
~ 15. Personal property-Where property has no unique
or peculiar value to plaintiff.
The broad general rulc is that whcrc thc plaintiff files
procecdings in equity for thc rccovcry of an ordinary ehat-
tel (that is, onc that is not uniquc and has no peculiar valuc
to thc plaintiff, and the proceedings are not brought for
the purpose of cnforcing a contract of salc) or its value,
equity will refuse to take jurisdiction, on thc ground that
there exists an adcquate rcmcdy at law either (I) by an
ordinary action of replevin, if recovery is dcsired in specie,
or (2) by an action of trover and convcrsion, if recovery of
the value of the subject mattcr is desired. See 27 Am Jur
2d, Equity ~ 61.
Moreover, th~ above rule is applicable notwithstanding
thc fact that the defendant may havc obtained posscssion
of the subject matter by fraud.
Example:
A complaint in equity allcged that the plaintiff was
induced to transfer certain sharcs of stock to the de-
fendant as a result of his misrepresentations, and prayed
that the stock be returned. It was held that an ordinary
action in law for deceit would give a cOlllplete and ade-
quate remedy at law. The court said: "Even where there
is fraud, if it relatcs to thc transfcr of personal property
and the party has an adequate remedy at law, equity
will not ordinarily take jurisdiction. Costley et ux. v.
Smith, 278 Pa. 242, 122 A. 280; Hyde v. Baker, 212
Pa. 224, 61 A. 823, 108 Am. SI. Rep. 865; Mackintosh
v Tracy, 4 Brewst [Pa.] 59. See, also, opinion of Judge
Bndlieh, in Kaul, Admr, v, Henke, 2 Pa. Dist. R. 236;
Rimes v. Rimes, 152 Ga. 721, III S.B. 34, 22 A.L.R,
1030. Plaintiff has a full and adequate remedy at law,
by an action of deceit. if he has been damnified by the
Ira Equlty)-2
,t, j';','
156 Chester St.
Carlisle, PA 17013
717-258-5321
~arch 9, 1998
Susan J. Otto, Esquire
Duncan [, Otto
I Irvine Row
Carlisle, PA 17013
RE I !learing on Equity 98-1199
Dear Ms. Otto
I would like to obtain copies of all the exhibits that you
submitted to the Court in our recent hearing. If you do not have
duplicates of the pictures, please forward the negati.ves and I
" will have copies made for my records. I will promptly return the
negatives to you once my copies have been developed.
In the event of any further settlement negotiations, I may
be reached at the address listed above.
1 appreciate your prompt response to my request.
Sincerely,
Ronald L. Kepner
.'
;...
U
'd
:J
0'
<<l
a-
a-
I
00
'"
a:
U.I
CD
::s
::l
Z
1-' U.I
U'J (f)
:::J t3
1-'
as
:E
CiS
T - - r
"
"
--
- --
~
~
."j "
U M "
" 00 ""
" '" 00
" .. '"
'" 'd "" .. -or
a- ~ '" a- - 0
.... 00 ,., " '" 00 '"
'" '" '" . ""
'" ,., - - -
"" 00 0' 0( " ~ O.
"" '" "., ,., ,., r: > :> ""
00 " ,,~ .
0 0 '" '" U " ~I '" ;...
'" '" , 00 "" "" " :J - ..,
.. .. "" - " V, ~1 '" '" 00
'" '" . . " " ~ " '" ,. 00 00
'" 0 '" '" " H .... " :J '" '"
U " .... 00 " " ..,'" :J '"
" '" - - ., - 0.- 'll CO ,,' u
~ ~ . " - '.1 ,,~ U U "" "-
u u u u '" " " u '"
f-< f-< " " " ". ro CO " ~I
-0 '" ~ ~ ~ ~, - "" > > '" > >
....l ....l "" ~ ~ .' "
~ >> ;... '" '"
>u .... U', U) U) U) ~ ~I ~ '" U) ....l .
0 0 > r.: " ....l ....l
..., ..., ..., ..., ..,1 " " ..., '"
) :> . ;1 " '" '" - 0' 0'
CO CO U U U U H p., - "" a- U ... :J :J
....l ....l . a- '" u p p
U U U u .HI " '" '" u CO
. - - - - . '" ,q -I . - .... 01 a-
.~
8 8 '" '" '" '" P-o,-l H "" .... "" ,,., <<11 '" '"
'" ..
.. '"
.. '" .. <<1 0 0
- - '" M ,., ,., ,,., -c .... 00 01 - -
"" "" "" "" ~ "" "" <;:= "" "" "" "" =;;0,
--
:
~
1
ci!
.
u
~
o
'"
j]
'"
.
~
.
:!l
e
.
..
'0
~
0
=
.s.
~
.
~ .!
~
'"
Ctl
..:
"
.,-/
>
"
..:
C!
" .
'll
.0 .
'i
m a
..,
0
"
"
Ctl
U.I ~
C!l .s
.
0 0:
::l
..,
'"
w
,,'
;:J
"
'"
C7>
C7>
,
'"
C7>
a:
LU
co
::e
::I
Z
t; LU
Cll
.~
:J u
t:::
~
:J:
ClS
<
"
'rl
>
W
0<:
..
.
.
!
'.
. .'
.
'" 0
0 - -
,..., '" '"
'" -0
'" ,7 0 0 Po Po Po
'" ,..., 0 0 CO CO
- -0 CO CO .. . ..
N N '" "^ 0'
-- - Po ", Po Po N N N
.. .. .. '"
.. . . .. ,~ '" '" w
Po Po <( '" '" u .c
.... r- .... r- " " " 00
'" " - - - - 0 :) :) .,.1
rl rl ,..., '" '" '" '., '"~ 'rl <<:
'" " u w .,
" 1,:: " " r: " u u u ~
:) :) :) " :) 0 W W W -
'" '" ,,' or' .,-1 ,,' ~ ,. ~ H
w w w w w w W
U U U U U u H H H "
.., or, W W W Qi- '" '" '" )
~ ~ ~ ~ ~ U), ,.., ,.., ,.., 0
) ) "" .... "-, 'rl
'" '" <fl Vl <fl Vl : " :) ,~
.~ ~1 .
., ..., ., ..., ) ) ) W
U) ~I . '" '" '"
.. ~\ '-' u u u -" ,.., ,.., U
'.,
"" w
U U U U U . :)
'" - - -- - a a El z
- ;;;1 '" "" '" .,., < <( <
'"
<
< '" <( '" u p '" '" u
- - N N N N ..- ,..., '" ,1
- - - - - - - - -
"" "" "" ~ "" "" >;;:, "" "" 'c'
- ~
i
i
u
Ii
."
~
'0
.
1
:2
e
.
...
(j
c
o
"
,g.
~
~ c3
~
w
:1l
w
-
,0
'"
rl
:)
"
1!
.
'0
C
.
..
a
:)
:1l
LU
'"'
o
::l
"'"l
3
.s
.
0:
TYPES OF TENANCIES
~ 2:20
arises as to whether giving of notice is the 30le means of ending
the estate. Courts have not agreed on this point. Some have
recognized that other actions or events may terminate the .
estate, such as the landlord's transfer of hiq reversion or the
death of either party." Other courts have held that without the
statutory notice, the estate transcends these events."' By these
latter decisions, the tenancy at will actually becomes a periodic
estate. The tenant may assign or sublet his interest;" transfer of
the reversion does not terminate the estate," and the tenant's
interest is compensable in an eminent domain proceeding." The
latter constl'uetion of the notice requirement appears to be more
reasonable in light of the probable intent of the legislature to
add durational certainty to the tenancy at will. To hold that the
landlord may circumvent the notiee requirement simply by
making a colorable conveyance of his interest seems an obvious
derogation of legislative intent."
I
,
'!
ii
iF
E. TENANCY AT SUFFERANCE
DHENDANT
EXHIBIT
IliA
~ 2:20. Generally
A tenanoyat suJfel'ance is not a true estate; it ill wrongful
occupancy by one who was initially in rightful possession of the
19. Dugand v Magnu. (1930) 107
Cal App 243, 290 P 309 (death of
tenant); Seavey v Cloudman (1897) 90
Me 536. 38 A 540 (transfer of rever.
sian I.
20. Industrial Machinery, lac. v
Creative Dioplays, Inc. (1977, Ala) 344
So 2d 743 (dictum) (notice required
where tenancy at will exprO!lSly Cl....
aled): German State Bank v Herron
(1900) 111 Iowa 25, 82 NW 430; Good.
win v Clover (1904) 91 Minn 438. 98
NW 322; The Statement, Inc. v Pil,
grim'. Landing, Inc. (1975, 4th Dept)
49 App Div 2d 28, 370 NYS2d 970,
21. Brayton v Boomer (1906) 131
Iowa 28, 107 NW 1099,
22. Fioher v Heller (1928) 174 Minn
233, 219 NW 79.
23. Lee v Venable (1975) 134 Oa
App 92, 213 SE2d 188: Alexander v
Rozetta (1964) 110 Oa App 660, 139
SE2d 451. But see Ri&dal v Plymouth
Redev.topment Authority (1968) 354
Mass 664, 241 NE2d 852.
24. See De Wolfe v McAllister
(1918) 229 MlIS3 410, 118 NE 885,
where the court a.IIlrmoo the legal
right of the I...or, despite her mOo
!ive., to effect a termitlatlon of the
tenancy by giving a lease to a third
party. A statute in Massachusetts
now provides that a residential tenant
at will cannot be evicted for a period
equal to the interval between rent
payments or 30 days, whichever Is
longer, when the tellancy Is ended by
operation of law or act of the land.
lord. Mass. Gen. Laws Ann. ch. 186'
!l3.
17
~ 2:20
CHAPTER TWO
premiMa.. The relationship mOllt commonly arises when a ten-,
ant holds over after expiration of a valid tenancy without.
. conaent of the leseor,. but it has been found to arise in situa-
tions where the initial occupancy was not pursuant to a lease.
For example, a tenancy at auft'erance haa l'fl8ulted froUl contino.
ued polls_ion by a mortgagor after foreclotlUre sale of the.
property," wrongful retention of possession by a vendee under II
real estate contract after default in payment of the purchase
price,. occupancy by a grantor after conveyance of the fee,. and
a grantee's refusal to vacate after activation of a reverter clause
in his deed.'"
Since he is not in privity with the owner of the freehold," a
,
,
i
26, Andreala v Arizona Bank (1976)
26 Arlz App 556, 550 P2d 110; State v
Sal1ak (1968) 5 Conn Cir 107.224 A2d
60; Ghot! Estates, Inc. v Fre<!oI's Capri
Restaurant, Inc, (1954) 332 Mll88 17.
123 NE2d 232; Marg08ian v Marka.
rian (1934) 228 Mass 197, 192 NE 612;
Sappenfield \' Goodman (19391 215 NC
417,2 SE2d 13.
At early common law, the cl...iJlca.
tion of tanant at luJI'erance waa naces-
..ry to distinguilh th. tenant holding
over from a treopa.uer whOlO entry
Into ~ion w.. wrongful because
of th. dJJI'erenc. In the fol1lUl of ac.
tion available to the landowner and
because there w.re vanatio", In the
righ18 and liabilities of the parties.
These old dilltlnctiollB are now obso-
lete, 10 that the only reason for the
cl...iJlcation today eeems to be to
designate a type of wrongful occupant
who can be turned Into a true tenant
at the election of the I.....or, See Nolto,
44 B.V. L. Rev, 213 (1965).
26. Bradley v Galiagher (1973) 14
III App 3d 652. 303 NE2d 251; Ghot!
Estetea. Inc. v Freda's Capri Restau.
rant, Inc. (1954) 332 Mass 17. 123
NE2d 232; Staples v Coli!ns (1947) 321
Mass 449, 73 NE2d 729; Sappenfield v
Goodman (19391 215 NC 417, 2 SE2d
13. Th. same result foliows upon ter.
mlnation of the tenancy at will. See
Sabanlk. v Patterson (1931\1 100 lnd
App 657, 196 NE 539 (termination by
1......'1 d.ath); Margasian v Mark..
.S
II,
I
rian (1934) 288 Mass 197, 192 NE 612
{termination by notic.l, If the tenant
at will holds over after an attempted
...ignment. h. is a tenant at suJl'.r.
ance; If hiltransf.ree enters into po&
lOSSion, h. is a treap.....r. See Mc.
Letan v Benton (18871 73 C.I 329, 14
P 879.
A lublessee who holdB over af\<!r
the termination of the main I...... is
a1.oo cOlIBidered a tenaut at suW.ranc..
Prout'., Inc. v McIntyr. (1946) ~4 Nil
135, 48 A2d 487.
27. Andreal. v Arizoua Bank (19761
26 Arlz App 556, 550 P2d 110 (or
tenancy at willi; Walker v Camp
(19701 121 Gft App 788, 175 SE2d 53.
later app 124 Ga App 80,183 SE2d
75; H.nry v Brown (1942) 190 Okla
109, 121 P2d 594,
28. Delph v Bank of Harlan (1942)
292 Ky 387, 166 SW2d &~2.
29. Brown v Brown (19701 121 Ga
App 88, 172 SE2d 675.
SO. St. Regis Pulp'" Paper Corp, v
Floyd 0970, Mlaal 238 So 2d 740.
31. MeLeran v Benton (1887) 73 Cal
329, 14 P 879; Bradl.y v Gallagher
09731 14 III App 3d 652. 303 NE2d
251; Benton v Williams 09091 202
Mass 189, 88 NE 843; Sappenfi.IJ v
Goodman 09391 215 NC 417, 2 SE2d
13.
DEFENDANT
EXHIBIT
IIIB
TYPES OF ':
tenant at s
action for
premises."
special dar
relinquish
tenant at s
liability in
val ue" for t
Since thi
the owner
premises b:
inflicted by
assignable
tenancy..
~ 2:21. Terr
In a tech
c:reate a for
to terminat
32. McFar I.
Me 265. 50 ,
(18611 83 Mosc
33. Legl.r .
App 447, 273
Stewart (194<
194; Gordon \
35. 147 NE2c
William K. Tc
125 A :Jt13; !Ie<
ch. 186 ~ 13 It
bl. to pay r.n
18-2 (samol, E
been coustru.
valu., See Go.
nold Realty (
Co., 8upra,
34. McCu II.
Rubber Co, (!
NW2d 731 (Ie
32 ALR2d 582
3&, M..., G
f 13; R,t Oen,
51C C. J. S.
LAIWLORD & TENANT ~ 175
VII TllNANOIES AT SUFFERANOE
I.
~ 175. Nature and Incidents ,
A ,..nlftoy .t ,..ff.nno. .,1... oWl .t '~'-~llCh.. 0' 'h.
,""tI.r Wlh.,.. on. oom.. Into 110.....,0" /lit' land 1:1)' _ laW.
fwl tl'" ..h.twl.. than II)' lot of I.'" and occupl.. It
th.....tttr w~thDU' ,ny ,.lght 01' \IUt.
l.lbrary R.hrencu
Landlord 1Dd Tenant ~uo.
:\ tenancy at :iuncrance arises where one comes
into pO~5e55ion oi land by a lawful title othcrwi:'\e
than by act of law,H and occupies it thereafter with-
out any right or title at all." In order If> create
a tenaucy at 5uHeralice, the person entering into
possession must have done so in recognition of the
other's superior title,n since, if a pe'r50n enters and
continues in possession adversely I he is riot a tenant
at .ufferanee,1I In order to rcnder one a tenant at
,ull.ranee, it I. n"c....ry that h" be actually in
po.....ion 0/ the I.nd, .Ince there can be no .uch
thingu a tenant at !tlfferane~ Ollt (jf po!l!c,!ion,u
One who occupic~ land with the permis.iion oi the
owner i5 not in the absence or statutes providing
otherwise, ordinarily a ~enant at suiierance,tJ5.3 ;\
tenancy at sufferance cannot arise from agree..
ment,U and it is (lot necesJaf1' that any privity of
contract or oi e,ute .xi.t betwe.n the parties In
order. \0 ere.te mch a tenancy..~ Moreov.r, the". .
tenancy need not b. .upport.d by . prior contract
oi l.tting.tT.,
The tenancy ari..s only Ollt of the laches of the
owner, and therefore a. person whose original p05~
"1. Idllho.-Cot'PU ZtLI"U ItoW\41LDl Prlm.. flt4ht the tenant's either
ol'M4 1A Snyd!lr v, BI&kll, ~03 P.:!d Onllst wlH or at !Iuttllr&nce.
3~", 3!)8, 110 ldl\hl) U. Vt.Va.-Lliwls v. Welch 'Wholesale
Kan,-Corpal Ju.r1.lI 4U.G'td lA Soren. F10ur ,fG Feed Co., 111 S.E. 158. '0
flen v. Hendry, 6' P.~d 1lH. 1111. W,VEl, H1.
H6 Kan. 337, TnAnc)" held Qat a. IfQrt.,.a.c.
;\tv,_Cunningham v. Holton, .is )(e. Or.-Lllley v. Gltrl1rd Phllllps Wood
33, Product$, In~" 313 P.Zd H1, Zl1
TenancY at will dlstlnl'uiflnlld lIee su- Or. 4J~, rehearing denied :l16 P.Zd
pra t LSd, 506, J11 Or, U9.
12. Conn,-W~lk v. D1dwltll, 73 A.::d 8.,. Fla.--Corpm.l J'UUl IIttoUd 11
::195,136 Conn. 60:i. llIqtb 1D. Urady v. Scott, 115 So.
lI'Ir..-Plllluu~ 41 Smith Co. v, Lowe, 1H, 1:!3 Fla. HZ.
151 So. IH9, 117 Fla. :H~. Ga.-Sharpe v. Yathew., 51 S.E. 706,
oa.-).torl'l1n v, ~Qddox. 1Z0 S.E.~d 123 Ou.. ':'!J.f,
183, Z16 Ga. SU, U h
Kllnne\" v. KeDner, !to S.E,:d 33, M. Oa.-Shar(le". ...at ewl't, $UPra..
!t::l OiLApp. 851-Hunter v, Ranlt:l, ~S C.!. p 1135 note 46,
76 S,E.Zd 54:!, as Ga.,App, 182- .01 ad...".. potil....iOD
~lInor "', Sutton, 36 S.E,Zd 138, 73 Tenaocy at sutterallce Is not ten.
Oa..-\PP. ::I5J-H!1I v. K.ltchell!l, US Clncyat all, but merelY not altverse
S,E. 7H, Jll Ga..\pp, 18~, poas69.sion.
Kan.-COrpuI J'un. q,uoted, La. Sorftn~ :-i.T.-Roberts \'. Eastman, ::38 :q',Y.
9.,n v. Hendry, n P.::Id nH, 1111, S. 353, 1H YJsc. 611.
UB Kan, 331, hrcha.. bJ' 4Hd
Seb.-OOrpU Jaria s.cu4w:a oUed Tanancy at .utt,l:raMll W'U bot 1m.
UI. State v. Cooley, 3& ~,W.Zd 1~~, po.sed on .. elLlmaht wbo, attar death
134, 156 ~l!b, 330. at Ufe tenfUlt, purohued by warnn.
~ev.-Bak8r v. Slmond.s, 386 P.~d ItB. ty deed !rom one boldine by war.
'i''l .:-lIlV. "31, ranty deed under liCe tenant.
:-:.C.-<l'orvtul J'm:rUi q,uo1td 1.a. Sap~ Til.'C.-OrllUn v, ReynoldJ, Clv.App"
penfltlld v. Goodman, : S.E.Zd 13, I 107 S.W.:!d ~H, error dlllmlued.
1~. ::115 :-i.C. 41'i'. I
Okl.-CorpQ.II .7v'W 01..4 l:a. Gambill as. Ala.-Wrl,ht v. Gravu, 80 A a.
v, Rohrer, 116 P,Zd 101Z, 1013, 108 H6.
Ok!. 13li--Hancock v, y"urer, :~O &5,5 Fla.-LtII,den Intern. J.welry,
P. &11, 103 Ok!. 10il. Inc. v. Board ot County Cam'u of
PIl.-.Hetrick v. Helchtlr. COM,PI., U Dade County, App" 183 So.::d H:l.
R.~~~'f~~~'.sol~ v. Grlftl", 67 J\,:M GCl.-Car'M..Ith v. Carruth, U S.E.:!d
U', III R.I, 1lI. 387,17 Oa..\pp, 131.
3.1 C,J, P 1131 note 3~. 1f8,8J.-~alulre v. Haddad, 'l1 ~.E,~d
OOl"Ptu Jurl. t.n appro....4 769, 3:15 :\{""".. 390,
In l\ Clue In whjcb the court Quot- Tenant holdln( over, with permission
/!d Oorpm.l .Jun. at lenQ'th It WIL9 ot landlord, dter expiration ot
:lItat~d, "We kno\" at 110 better det- tilrm u tenant by lufhranoe un.
Initlon ot 1\ 'tunancy at Juthrance' der .some .U.a.tutes see Intra t 1'11,
than that found In 35 C,J, p llH" Ooa...:a.t D.ot ....DUIl1 to t.1I.&,D.C'
Fla.-OradY v. SCQtt, 17S So. iH, 1~8 The owner'! consent to the oon.
FI&. SS~. t1nued ponesalon Is not euenUal In
48S
,
order to create & tenancy at stltter~
anc".
Fla.-Plllaus .fa Smith Co. .... Lowlt,
H1 So. 649, 117 PIa. ~~!).
:r..II... ho14Ul.r 04... ftU4 I..... I~
not l\ tenant at 5uftemn(le.
D.C.-Paul ~, HollowaY, llun..App.,
1::14 .-\,2d 581,
M. Te:t,-WUlIs v. ltoore, 50 T"x.
~~!l, H .-\..m.R. 2H,
Q'loPPlDl' OOQtnct
A person who entered Into pO.slllS~
sian under.. contract tor culUvatlnr
the land on .haru ClUlDot be held
to be a tenAnt at sutfnaM",
Puerto Rlco.-Ararundo v. Ramo., 33
Puerto RIco n.
",. Fla.-Coh!mB.n v. State eJC fit!.
Carver, 151 So, $9, 119 Fla. 1133.
~f&!IlI.-'1farrO$lan v. 'lfarkariall, 1!)~
~,E, 6a ':U 34u,. 191,
Wyc.-Corpu .Ja,rU cU.d lD. Wtllch
v. RIce, He P,:!d 502. 506, 61 Wyo.
511.
35 C.J. p 1135 note 31,
&ea.1 1
It Is not necuu.ry that then b~
an obllratlcR to pay rent.
~flch.-Felt v, Yethodl.st Educatlonal
Advallce, 2~~ X,W. 1 is, ::!51 1tlch,
51:!.
'f.UDt 1. ]lot lA priYltJ' with 1ID4~
Iori
~,J.-St"ndard Realty Co. v. Oates.
13Z A. 431, 90 ~,J.Eq. :11.
Th .......... ..." need not h-&;.
be.n under I.... or. u a tonu& '.t
the lalldlC1na.
GA.-Hunter v. Ranltz, 711 S,E.:!4 H~.
S8 GIl,.\PP. H2-Hlll v, Kltch~R',
148 S,E. 7S~, 39 Ga..App. ~19.
en,' Ind,-Jump v, Pilgrim Prop..
8rtl~s, is ~,E-2d 18$, 118 Ind.APp'.
16...
~Ich.-School DlsL ~o. 11 ot ..\\pln.
Tp. v. Bat.che, U S,W, 11lS, 10.
1Ilch. 330, ::0 L.R..-\, 31S,
DEFENDANT
EXHIBIT
~~ 180--182 LANDLORD & TEN ANT
5 180. - Morteaeor Holding Over
A mONo. go,. Who hold. aV,.. afte,. d.hult or "'te..
. ..,. of Uti I.nd lmd." " "W1r .f .." contaIned 'n th.
m.,.t..~. ".ld, ml'.', .. .. "n.n, at ",".nnG'.
Llbrlry R.ferlltoll
LIlDdlord aDd TODaDt e=>110(l\.
A mortgagor who hold, over a Iter condition bro-
ken or after a .ale of the land-under a power of
.ale contained in the mortgage hold, merely as a
tenant at sl1fierance,45 or, u discussed supra g 160,
a tenant at. will. The possession of the grantor in
a deed oi trust after a sale under the power can..
tai~ed in the deed oi tru,t ha, been held to create
a tenancy at su(fcrance,H This law ilPplies also
to a stT~ccssor in title to the mortgagor who has
purchased the land from the mortgagor subject to
the mortgageJ"G.~ and to lessees of the mort~
gagor.16.10
So one who entered into possession under a con-
tract. with the mort'gijgor ior purchase oi mortgaged
property becomes, on remaining in possession aiter
foreclosure, a tenant at sufferance;41 ~nd where a
mortgagor is left in possession after condition b\'o.
ken, and conveys t.he property, the purchaser is a
tenant at sufierance,48 Where the mortgagee is
entitled to th~ possession of the mortgaged propert}.,
the mortgagor in possession is regarded a,'i a tenant
at suiierance,u
51C C. J. S.
~ 181.
Employee Occupying after Em-
ployment Ended
Oenerally where on. occupl.. a houI. .e an empIQ)'...
without thl rel.tlon of land/ord and Ilnlnt being crUlld,
continued oCCuPlncy of Ihl prem/... att.r lermlnatlon 0'
the employmlnt II lI.1fflcl.nt to create a IInlnoy It luf.
ferano.,
LlbrlrY R.,.tenon
IAodloNJ and TeDoD! *"110(1).
It has been held generally that. where olle oceu-
pir:s a house a$ an employee, without the relatIOn of
landlord and tenant being created, the continued 0(>
cupancy of the premises after tbe termination 0/
the employment is suf(icient to create a tenancy at
sufferance.ao HowC'"er, since the duration of the
holding enters into the question, and a tenancy <\~
suiieranc~ does not spring lip immediately on the
termination of the service, in order to have that
effect the 3ubscQuent occupancy must be sufficiently
long to warrant an inference of consent to a hold.
ing different from the original.51 If the duration
of the oc:cupaney depends on a contingent future
event, it has been held that the relatjon of tenanc}'
by sufferance does not arise between the parties,3~
~ 182. Termination
t&loIbJIOt: to mtulory r.qulremenu .. to "OC/ClI. .
tenanoy at .uffeunce may "' termlnatld It any tlnll
by ,Ither 'hI landlord or the ten.nt
DEFENI
EXHIBl
U. Ala.-Bunanca y, Har"ood, 91 n.I.-~oorll'l..n v, Orftentleld, 156 A. _ IIl,-1ackson v, Warretl, 3~ III.
90,::Id i'03, :65 AIL "'Of-Miller v, US, 3:: R.I, 33, 331,
FI.tltlt, 35 So,:ld 16Z, 350 AIL 54~ Tl1nn,-~etropollta.n LIte In.!. Co. ".
Miller \'. !'auat. :& So.:M !JOB,:U Moore, 7Z S,W,~d 1050, 16i' Tenn. 49. R.I.-Pawtucket First Xllt.
AJL ::l6S-PrudenUal In., Co, ot 6:0. Bank v, Ol.lfpellu, 7!) A. i)45, 3~ r..f,
Am~rlca \'. Zeidler, 111 So, 63-&, ::133 3j C.J, P ~G:l notfl 1;, p 1137 llot~ 3!JG,
Ala. ~:8-Flrst Nat. Bank v, Fettl!r. H. I H C.J. p 603 note H,
&1 Land Bank ot New Orlean.lf, 1-13 Alter "RAlIoa of ,b.nt". du4
So. 5&7, ~::5 Ala. 381, A mortral'or holding' over after
aa,-~lrQn ).fotel v. Smith 8:1 S.E,~d the year ot redemptlon h~ expired
SU, ~11 OL 8Gi. ' and <e:' the l!l9u..noe ot ahl!rlt('s
Lanier \', Dyer, H5 S,E,::Id '21, deed I. .. tenant at .utterance.
11= OI\.App. 6GB-Blbll! v, AlldAY, M(,lh~~Power Mercantile Co, \'.
01 S.E.::Id 3011, 93 OLApp, ~31_ Moor", MercauUllJ Co" 111 p, ",OG,
Swindell v, Walker, 31 S,g,:ld 4iO, 55 Yont. "'01.
n OLApp, '03-Prlce ", Blood- S,D.-LyonA v, Adel, 1U ~.w, 56,
worth, 189 S.E, A:!5, 55 G.,App,:lU 39 S,D, 317.
-AtlanUc LIlI InL Co, v. Ryall,
1 i'3 S.E, ,'15, U OLAPp. 10~- ..... D.C,-I.uchs v, Jones, 8 O,C,
Jt.adclltte \', Jon.8, lIIG 9,E. 0150, :ltS,
U Ga,App. J3-Lowther \" Patton, fG,S Ga.-Bible 'I, Alida)', 91 $,E.::d
183 G,E. 481, H Ga,App, 5U-WlI. 30G, t3 Oa,App, 231-At]nntlc 1,ltl!'
liam. \', Fel.leral Land Ssnk ot In..s, Co, v, flyalll, li3 S,E, 875 H
Columbia, 111Z S,E;, 408. H OIl.App. O&,App, ill;], .
aOC--(1orpua .J1lri. ,.o,td lJa Ander. "10 Ala -Connect/cllt GttMral Lit!! 51, (;,S -Drown " DetrOit Trullt
Ion v. "'ntkln!!, 15d B.E. H, 4:1 0.. in!! Co'v Smith, U~ So 051 ~~C Co, ~lICh, \03 F, OZ::, 113 (',C,,\,
App, 31!J, Ala. HZ, I I~O
Mlch.-.\lIl!'ll v, Cal"Jlontl!r. 15 Mich. 47 Cla.-Craln v nanlel ~, S ~ 'd. fnd -Oarpal "ua clhd Lu Jump \'
'J I ' " u .~,,~, Pilgrim !>roportle,. 'is :{ E ~d J~j,
.. , Hi, 7!J Qa.APP. tiH, I 1t1G US I d :\ 1G~
)l11II.-O"an v, Slmpllon, lOll So.~d II'O.IU.iOD cutder ClOQtr'aot for ....... "' ~.. pp,.. '
544 "3~ Mill 18" '-_ ...- 3" C,J. p 113. no\e ,!J,
' .. '00, OUA-II oa lJui.allm,u,', I
Okl,-HenrY ", Drow", 1:l1 P,:I~ .1&4, Cal.-Oartlan v. Hooper, 170 P. 111';, U. N.Y.-Doyle v, Olbb" 0 Lan!!.
190 Ok!. 109, Ii'! C, 414, 180,
50. Ala.-Jettenon Count)' v, Park-
er, 100 So, 338, .21.1 Ala. 2S:).
Ifld.-(:orp1ll oTllfU 01t.4 in Jump \'.
Pile-rim Propertltu, Iii N,E.~d U5,
11lG, 118 Ind,App, 1G~.
Io"a,-ooi"P1LI .huU "caJl4tlm cUld
In Wernot v. Jur&,nnaen, 43 X,\\,.~d
194. Hi, .:Hl Iowa 833,
Ky.-Southern !rllnlng Co. v, Clrt}'.
ton, 3:l S.W,3d 3, 235 K)', sn
X,H.-~Durlvilge ", 'rutts, ;;1 A,ad S Ii,
94 .~,H, 21)5,
33 C,], p 1131 note 78.
492
~ 175 LANDLORD & TENANT
51C C. J. S.
.."ion waS lawful cannot, aft.r his right to po'-
....ion h.. t.rminat.d, claim the rights of a ton-
ant at ,u{f.ranc. if the own.r has not b..n guilty
of lach.,."
sion,n and the landowner is entitled to resume pos.
session, and the tenant 19 entitled to quit, a~ an)' time
without notice.1:J
A tenant at 5ufierance has no estate that can be
Th. holding of a t.nant at ,u{foranco is the most granted b)' him to a third p.rson, and on. who en.
shadowy estate recognized at common law, and prac' tcrs on land under a lease or assignment irom such
tically the only distinction between such a tenant', tenant is a disseizor, and is liable in trespass at
holding and the poss.ssion of a tr.'pa...r i, that the option of the landown.r." AI,o," disouIled
the landown.r may, by hi, acqui..c.nc., .t .ny time in Emin.nt Dom.in ~ 198. the tenant h.. no Iuch an
bal. on the tenancy at IUfferanc. tho relation of esute.$ will entitl. him to demand compcnsation i.
landlord and tenant, wbich he C&l\1IOt .stablish at law c.se the demised prop.rt)' is taken und.r the power
ai,l",t a m.r. tr..p~.u.r, and that th. t.nant can. of emin.nt domain.
not b. subject.d to aD action in tr.sp.ss before .ntry Statutory lcou,"cy by sufferance is entir.ly di!.
or dSllland lor po..e..ion." It h.s b..n ,aid that fer.nt from a common. law tenancy by .ufier.
a tenant by sufferance differs from a tre!passer ance,7fi.5 and statutes declaring that certain ten-
Dol}' in that he entered by permission of the land- ancles are tenancies by sufierance are control-
own.r.n.5 ling.7UO
Since a tenant at sufferance is a wrongdoer, and T.:ttG"' all or by, .tufferanCt!, Tht: term "tenant at.
in possession as a reNlt of the tandowner's laches or by, sufferance" is said to be as well known to the
or neglect, he has no term,70 and no estate or title, law as the tenns lltenant at will/, or Htenant for
but only a naked pouession without right, and years ;"75 and the books define slIch tenant as any-
wrongfull)'.'i'1 He acquires no pennanent rights be- one who continues in possession, without agree-
cause the landowner neglects to disturb his posses. ment, after a particular estate ended;14 he that at
.. AIL-OOI1lU .:hLNI OUM lA Kao.-Seldl v. Shott. ~';:S P,3d 705. 73. Al..,-.Oorpu "a.rlI oU:~ Is
Buchma.Dn v. CaUa.b&n, 131 So. 1n, 170 Kall. G80. Flnt :-laL Ba.nk ot Ruu.llynle \'.
101, tu AIL 240, Welch. 13:: So, 44, 4$, ::: AIL tH.
D.C.-Wlll.1am' T. JOhD F. Donohoe 70. N.C.-OorpU ~1LriI 4uo..4 lit. Mau.-Mo!lkoW' 't. Robinson. 1 H N.
" Sona, MUI1.App., U .\..34 23~. Sa,ppentl.ld v. Goodmlln. : S.E,3d E, G03, :78 Mus, 16-.BentCln ".
Oa.-Ulnor T, Sulton. 36 S.E.:d 158, O;I~',~ir;~~a~.C~.U~eldt, :8 Q.C.A. WlIlIa.m.!l, as N.E, IU, :0: Man.
13 OLAPP, U3-prtce v. Blood- 1st
worth. lU 9,E. ':5. 53 OLAPP. 2:68 ~Ol. & OhJo App. U. :-:.l.-:gtandard Realty Co, v. O..tM.
-Tbrltt v, Schurr, 113 S.E. US, 71. D,C..-Hampton v. Mott Motors, 13';: A. Hi', U N.l,EQ. :il,
5: OLAPP. tH. Mun,App., 3: A..24 :47, ~.C.-Oorp1U "vii qa.ot.4 I1l S"P-
JlU...-'\"blte v. MI,..JuIPpl Power &: Fla.-Coleman Y. Slate ex l'fll. Can. pentleld. v. Ooodm"n, ~ S.E.:d 13,
Lllht Co.. 19& So.:d H3, er. 181 So. n, ln Fl.. 853-001'.. i ..16. Z15 ~'.C. 417.
N.T.-RobertD ". Eutman, 3U X. Y. pu .ru.rll oUId ta PUlan! &~ Smith 13,) C.l. p 1135 note 40.
S. 3$3, 134 X't.o. $17. Co. v. Lowe, 151 So. au, 650, 11',' S'ecllS!lltr at ootloe to Quit see lottt.
Okl.-(lorpu IvUl OUM lIJ, Penri' v. Fla. 249. I 153.
Drown, 1:1 P.2d 5U, 505, 19G Okl. ~,C.-Oorpu. IuU ,.0t.A lA S"P- 7..... N.Y.-Reckhow v, Sch&1I0k, 41
3S1~~j. p 1135 note 33. Pftlntl.ld T. Goodma.n, = S.E.Zd 13, T :-o.T,...H!I. . -,,,, ll~'" Grlttltl
1ll. 215 N,C. 417. eJ;._orptU ..au. 0 - ~ . ~.l
. \'. Re)'nold!l. Ch'..App" to, S.,' ...<1
Wyo.--Corpu .J1uiII Clth4 l:D. ""Ich 634 837 error dlsmlllsed.
v, Rice, 15~ P.3d 50:. :lOS, G1 Wyo. "
:I 11. .0 rlt'ht to .ablott
35 C.l. P 1136 note 31. A ten..nt by lutteranCI h&J nO
rlrht to lublet.
...... Uoeua.. ~.Y.-18th AVe. Ph..rm..ey T. 'WI'-
(1) A ten..nt at 8uffl!rancfJ 15" ro..nt Ru.lty Corp., ~s N.Y,S.,d ~u.
bare Hoenlell. ,"". D.C.-ca\'aller A par t men t ~
Ma...-MarrClII..n T. W..rkarlllfl. I'Z I' Corp, v. 'McYullen, Yun.ApP.. 15.
N,E. 613, US )I.... 197. A.~d 6~Z-Kel'ou ". ,vutohett.;
(2) 'Wherll, hOW'Tar, under slat. I Ar.utment!l, Mun..o\pp., 36 A."d :6
ute .. teftaDt at .atl.ranc. I. Inti- -Hllmpton Y. Molt Moto". )fun.
tied \0 .. thlrty-4a7 DOUC' \0 quit. App., 3:: A.Zd :t7.
a crant of a Mertl pwrmllllve 1I0'h.e 7"'10 D,C.-Cll,vl,ller Apartment'
dOe! not create a tenlUlcy at utter. Corfl, .... ~c~ullen, ).tun.APP.. 1S1
"noe. A,Zd S4:1.
O.C.-"l.'hayer v. BraJnerd, Mun.App" 7.s.. Aln,-l"it\ld6r \'. Chlld!l. i3 ^IL
~7 A.3d 117. 5tl7.
'72, N.C.-CorT;lU h.rb Quote4 hi, 78. N,'f.-Llvin(stoo ", 'ranMr, I'
SapPi&ntleht T. Goodman. :l S.E.~d _Dart>, 481, rnl!ncd on othlf
13, 11, :15 N,C. 417. II'Ounda 14 N,T. It.
35 C.J. p 1135 Dote II, ,: C.J, p S~3 notn 3').
DEFEI
EXHI
114A
!f.uat holb 'D, laoU. ot 1u41ord
!<(,J.-St&ndard :Realty Co. v. Oattl,
'13Z A. 411, n N.l,E~. 211.
II. C.S,-9ammu v. lJ. 9., 14 Ct.CI.
U1,
Notlo. to quit U oon41tJon ot ten..
ant'l liability In trupa.. ae. In.
trA I 183.
.ot .. ...,....r
A t.na.nt at .utterano. h.. lIttl.
mort th&D 0\. firM to Inll.t that he
II not a \rup..uu,
D.C.-H&.mPton v, Mott MotOr!!, Mun.
App.. 3: A.:d 247,
".5 l-1...-In re Dourhltrt).,. Estate.
3$ PA-.DI!L &; Co. 30:.
>>.t.lL4aat b.14 Ma.a.at a' .1IIh14
...... &0' 'nq....r, undor the evl-
d'no. wh.re .h. had the rllbt to '0
on th. preml... tor pUrpOI' ot reo
Qlovlnt her turniture.
486
55 183-184 LANDLORD & TENANT
entitle the landlol'd to the right to .peclal remedle.
apinst the tenant." Such notice .hould be .erved
as the .tatute directs;Gl but purely formal derects
in the notice may be ignored,41.S Moreover, the
sta.tutory remedies are, as a rule, purely cumulath'c,
and do not deprive the landlord of hi. right to
maintain his common. law remedial without giving
notice to quit.1I2
The purpose 01 tbe notice is to terminate the ten-
anc)',1I.5 and it i. dfecti,'e for that purpo,e ;",10
only (.(:cupancy, ilnd not the tenanc}', exists at
.
5lC C. J. S.
the expiration of the notice.IUS A landlord m.l',
however, waive the effect of a notice to quit by
thereaftor unqualifiedly accepting rent" ,u,I1,I:,'O
Liability of ICllo"1 j.. ,,,,pass. A ten.nt .t ,ul-
f.raDte is not liable to hi. landlord in on action 0;
trupa.. before entry or notice to quit,U but tenant!
at sufferance who rec:eive notice to quit the prem-
ises and remain in possession a fter the date stated in
the notice hecome trespassers,83.li and are nol en.
titled to further notice to quit.13.IO
vu. AGREEMENTS TO t.EASE
"-
fi 184. In aeneral
An agrument for . It... I. on. und.r Which the I...
... hat In .,ucutory rlOht to ha"f the own.r con".y an
e,,<<t., for breach of wnl(lh h. hu I olalm tor dim.;..,
Ll~nl")' R.fereno..
Landlord tad Teo!lnt C=22.
Mode", tt",,1 Form. 011. 42, ttm" Cb, 43,
Mortpret (Real E.tate),
Generallr speaking, an agreement ior a I~ase is
one which gives the prospective lessee an executory
right to have the owner convey an estate, {or breach
of which he h.. . cl.im for damage..U,lO A. other.
wise expressed, such an agreement creates a leg;;,l
relationship similar to that created by an earnest
money agreemen~: that is, it creates an equitable
right in the proposed Jessee which can be enio:ceJ
against the proposed les5or,63,SS As discussed suo
pra ~ 13, the rel.tion of I.ndlord and ten.lIt may
arise where one of the parties to an agreement for
a lease enters and occupies the pr~mises with ,he
consent 0 ( the other,
A binding' agreement {or a lease ma~' be inc!uucJ
in a contract providing for the sale of personal prop'
crtr to the proposed lessee and for L"e performance
'I'....m... ot ..p),o,...., :-t.T.-Jacob v. JacCib, 313 :-l.Y,S, s:, 1.1. N.J.--Standud Rulty Co. ,",
Notlc. to employees' phy.lclu to 121 Mise, '419, Oattl, 132 A. 481, U X,J.f.lq. :;1.
~.cat. compu, bouse w... held un. Paolucci v, Luca., 71 N, Y.S,:1d 1'1..\ D,C,-Globe Clothlnc Sbop \',
D.ceu&t'1 <er notlc. ot termination 'U-Peerleu SUlar Co. v, 35 Steu. Skolnick, MUQ,APp., SO A.2d :;1,
of emplofll\ent by .mplo,.u- ben St. Ru..Ity Corp" 88 N.Y,S.:ld 12- U.S,-StjmMlllI v. tr, 5.. 14 Ct.
Ky.-Southern 1:lIalns Co. v. Cla,.ton, UO, appeaJ dl$mJued 69 N.Y.S,::d Ct. 4!U,
32 g,W.:!d 3, 235 Ky, 621. ,=:, I C&I.-Hauxhu~'st v, l~obree, ~S C. 5~j.
W'rItNa DOtio. 1. required under 35 C.J. p 1138 note H (bl, 112.5 D.C.-RubeDateln ", S\\'ng:lrt.
.om. .tatutel. .,.0.1..",-" '.rm1u.ttoa. Yun,App., 1:: A.:ld 690.
D,C.-Beyer v. Smith. J: F.3d t~3. The provision at the real propert)' I CUO D.C.-FJal1er \', parkwood.
Sf App,O,C, 3:, a.rtlo....rt den.led 50 law that .. tena.ncy by _utterance I' Inc,. App" ::13 A.::d ','J7,
9.Cl. 11. 210 U.S. 551, 1'4 L.Ed, '13. may be t.rmlnatfld b}' a. written no. Cava.Uer Apartments Corp. v. lie,
15 C.J, II 1\38 note U (el, ltce ot not leu than lhlrt)' dayu )(ullen, Mun,APf!" 153 A.Zd 61~.
eo. Ky,-(Hbrnlter Coal Mlnlhl' Co. (1"on In beha,lt ot the Ia.ndlord to t-
v, Cotbra.n, :19 S.W. 10&1. Zl:l ILy. tb. tenant requlrinl him to rerno\'e: ':1.15 D,C.-Ruben.steln \', Swag:H
144. from lh. premll" don not torbld I Mlln,App" 1~ A.::d 690,
R.t.-Reran v. ROCl!lrl, 21 A.:M ~02, a. volunbr,.- termination by other ftl.20 D,C.-Shaplro v, Chrlsti'lph~r,
II R." U~Noor1rl&b v. Ore.n. mean.. 195 ''.:111 1$5, 90 t'.S.App,D.C. 111.
field. 15' A. SU, 52 R.t 33. ~,T,--Pettl v, Orou, 62 N.Y.S.2d 13. 1:1, Wyo.-Weloh Y. Rice, lS~ p.~d
:IS C,J. p UU hOtf! 11. b. 1I1ohJ.-an 50::, 61 Wyo. 5U.
ftJrlJ' dati' or ou ..oa1h'1 .otloe (1) An ntatot at Iutter.nci! mllY 35 C,J. p 1138 note 03,
D,C.-It L. RUlIt Co, 'f, O,.,.lfY, 18 bill terminated by a three monUla' I:U R.I,-MatbJaon v. Grl(tln. C;
F.2d U1, 12 App,D.C. 1:f9-Satlon- nolle. to quit. ,A.24 133, 16 R.I. Ie-Union TI'I.I;11
III Cdb v. ElItt wundn' Co., 1S Mlch.-.\uto !'arU v. J.ck Smith Bllv- Co. v, Natlon,,1 Co.1 Co" 20 .\.1d
F.2d 121, 57 APp,D.C. 1":'8. era,u, 18 N,\\'.2d 141. 309 MIch. 3':'3. 68 Rot US.
FI.her Y. Park wood, Inc.. App., 73.>-Ryo.l'l 1M., v. Stavropouloll. G7
213 ......24 7&1, 213 N,W. 710, ::n Mlch, Ul)---F!lt 63,10 P..I.-~athlaon v. Grlwn,
Lake \" ..\tlrelo, J.(un,APp" 163 v, IhthCJdlllt Educational Advance. A.:!d 133, 111 RI. U.
A.~l1 'l1-Olobfl Clothln~ Sbop v. ~)~ ~.W. 171, :61 Mich. 51:!, 03.&0 U,S.-Dan Coben ReaIU' Ca, ,..
9kolnlc1f., !dun.App" SO A,~d :71- I') Vo""her4l, hOlA'ont. the fllnt re. :KlLtI on", I Savlnr~ I: Tru~t Co.. I~
'Warthen v. wmu, Mun.App., t:: I served In a. I..u I. ,parable at perl~ C,K)'" 311 F.Supp. 636, attJrl1led, (;.
A,.:td i'U-Arlte""ult v. An~Il!, MUll. 001 ot leu than th~ee month. tbe. C,A" 125 F.3d :88.
App" 4~ A.3d 7f)9-Hampton v. tl{Ot ot auoh notlce II .uttlcle~t It 113.55 t.'.S.--Sanda ", t.. S.. p,C,
~t~tt Moton. llun,APp" S2 A.:d' It II flQual to thf' Inter'....l betwlIen I Wuh.. 1118 F,SuPP. 180, attlrn1<!d,
...... I the tlmea ot paymenl. C,A" Flrllt Federal Sa". & Loan
Ky.-Delph v, 1l&nk ot lIulu, lU Mlch.-Ryal'. IDe" v. St.t.vropoulol. Au'n ot Uromerton v t., S" 29$
R.\\'.:!l1 .~~. 29: Ky, 387, 253 S.W. 170, J73 Mich, 880, F,:lt HI, '
494
DEFEN
EXHIB
f/4B
DEFENDANT
EXHIBIT
GENERAL CONSIDERATIONS
A. Introduction
Th:is outline will explore the conunon law origins and current status of self-help eviction
in Pennsylvania, tenant remedies for self-help eviction, and the relationship between
self-help and recent developments in Pennsylvania landlord tenant law, such as the
Implied warranty of habitability, This discussion assumes the existence of a valid
landlord renant relationship.
B, ,Definltlon
As used in this outline, self-help eviction is any action by the landlord, other than
judicial process, to evict or attempt to evict the renant either during the lease term or after
its expiration. Cornmon examples include padlocking the door to the rental dwelling or
otherwise barring entry by the lenant; removing the tenant's personal property;
discontinuing or reducing utility services; ordering the tenant to move under threat of
violence; using actual force to remove the tenant; and/or evicting by removing doors,
windows, or other parts of the rental dwelling.
II. COMMON LAW
l.
1/5
Under Pennsylvania common law, the landlord was allowed to use self-help to evict a tenant
who held over at the expiration of the lease term. provided that the self-help repossession
was "peaceful" and that no more force than necessary was used. The leading case for this
proposition is Overdeer v. uwls, I W&S 90 (Pa. 1841), which involved a tenant's
unsuccl::ssful trespa,~s action for damages to his goods after the landlord removed them from
commercial space (a store on the first floor of a house) the tenant had renred under a one year
written lease which had expired.
Statements of the landlord's common law right to evict through self-help can also be found in
several secondary authorities, usually with little discussion or citations to authority directly
on point. See, t,g., 22 P.L.E. Landlord-Tenant ~391. p. 188 (1959); and Stem's Trickttt on
the Law of Landlord Tenant In Pt1l1lSY1vania, ~446 (Rev. 3d ed. 1973).
III. CURRENT LAW
A. The Landlord and Tenant Act of 1951
The Landlord and Tenant Act of 1951, 68 P. S . ~250.101 et Jtq.. recogllizes only two
methods of l1lCovering possessioll of leased residential property: (I) through the statute's
summary district justice procedure requiring notice to quit, followed by a complaint, a
district justice htaring, and a right to appeal to the local Court of Common Pleas for both
parties (68 P. S. 1250.501-510 and implementing Pennsylvania Rules of Civil
Procedure for Justices of the Peace Nos. 501-582); or (2) through an action in
ejectment. 68 P.S, 1250.511. The language of the act, as well as judicial interpretations
(below), strongly suggest that whatever conunon law right a landlord may have had to
evict through self-help has been eliminated:
I . The Historical Note underscores the comprehensive scope of the Landlord and
Tenant Act of 195 I by identifying the act as one "relating to the rights, obligations,
and liabilities of landlord and tenant . . . and amending, revising, changing and
consolidating the law relating thereto." 68 P.S. ~250.10I, Historical Note (1965).
2. The act enumerates len previously existing rights of Pennsylvania landlords and
tenants which were 10 remain unaffected. A landlord's purported right to self-help
is omined. 68 P.S. ~250.103. The omission is significant, since a legislative intent
to sanction self-help arguably would have been reflected by including self-help as
112
,,'-
! V o\. 29:683
I )pte~ ,he growlnl
iictions, however,
bat their statutel
IDI for removing a
I rtll have rea.soDed
\y claim that self.
1991
Commen~
DEFENDANT
EXHI BIT
1/6
691
ading jurisdictiona
'-help eviction pro-
Stout"' il i1lllltra-
ile tenant lea.sed a
d. Tbe lease acree.
the lea.se and that
two years after the
,lgDed his lea.sehold
lignee) moved onto
landlord; the land-
y nailed a notice on
d various claimed
fter posting the no-
ing and evicted the
I :he landlord for for-
.1
The Supreme Court of California, in finding for the tenant, held
that the California Code of Civil Procedure was enacted to obviate
the need for self. help by landlords.'1 The court further rea.soned
that under the California Code of Civil Proc:edure" a landlord may
summarily obtain possesaion of his property within three days, and
that "this remedy is a complete answer to any claim that self. help
is necessary.""
Therefore, the growing modern trend is to abrogate the common
law remedy of self-help. However, jurisdictions tbat bave abolished
self. help remedies rely on the landlords' Ipeedy and efficient legal
remedill!l for gaining possession as a complete answer to any claim
that self-help is necessary."
; ALR :lei l77 (1977).
.Sl." . AI.in. 1&9 AIl> 98.
clpll783, &07 P2d 8'7 (1973).
.1I.nd.. . Joh".on. 389 A2d
491 So2d 1173. (FIll App Dt
97&). ILL.8roo.... . /,a S.Il.
1G !rfac,riaLl Co u Cfntwich.
1& (MinD 19'78). Nu.Sou ·
.ra. u C. N. In...' Co" 27
,Smilh . Topill. 64 Or App
III. TIME FOR CHANG!!
The time has arrived for the Pennsylvania Legislature to re.ex.
amine the current status of the law in Pennsylvania concerniDg a
landlord's right to use self. help to retake possession of a leasehold
from his tenant. Although several commonwealth court decisions
have suggested that self;help has been abolished in Pennsylvania,
it is submitted that the decisioll in tbis regard is for the legislature, .
not the courts.
In abolishing the right of the landlord to use self-help, the com.
monwealth court decisions have left the statutory remedy intact
and unchanged. However, the current statutory remedy available
in Pennsylvania does not provide an adequate and speedy means
for a landlord to retake possession from his tenant.
For example, assume the commonplace example of a tenant fail.
ing to pay rent. The landlord wishes to evict an uncooperative ten.
ant by the currently i\'ailable statutory process in Pennsylvania.
First, the landlord must generally pve the tenant thirty-daya DO-
.
either:
(1) By forc.. or by menaceI and threats o( violence, unllwfuUy bold! and keeps the
pouesaion or any real prorerty, wblther thl 11I1'I1 WIS .cqulted peactlbly or other.
wi!e; or
(2) Who, in the nicht.time, or durin, the abMnce of the occupantil of any lands, un.
lawfully en un upon real property. and who, after demand made (or the 5urrender
thereof, (or the period o( five dA~, ,efu&" to lurnnder the tame to luch (ormer
occupant.
5 l. Ko..on,!07 P2d at 89.
52. Id, See Co! Civ Pro CodejI161IW..11955) i,ection repealed in 19641.
5~. Ka.uan, ,~7 P2d at 89,
54. For a comprehensive Illt of those jurildlctlon5 thl!lt ItiU follow the common law
rule of !llf.help, fee Annotation. TeruJnt-DiJpouf1Jion without Proceu, 6 ALR 3d 177. 188
(citod in note 0I:6l.
ptalld ID 1984) providld:
ntrY wh.:
h...., .r by 'DY kind of
IV real property, or
II out by force. WI'''''' Of
,did:
ty of forcible dOlaln" who
692
The Pennsylvania Issue
Vol. 29:683
tic. (fifteen days if liven between April and September) of his de-
sire to l'lpoueu the premis.." Second, if the tenant refuses to
leave at the expiration of the notice, the the landlord will usually
file a complaint with the district justice,M who will set a hearing
date not 1esl than seven nor more than tV/snty days from the date
the complaint is filed." Third, if it appears at the hearing that the
landlord haa aubstantiated his complaint, the district justice will
enter judgment within five days thereafter." Next. if the tenant
still refuses to leave the premises after judgment has been entered,
the landlord may, after fifteen days from the date of judgment, file
with the diatrict justice a request for an order for p08se!lSion."
LMt, if the tenant still remaiIlll in possession fifteen days after ser.
vice 01' the order of possession, the officer executing the order of
possession may we such force as necessary to evict the tenant.'O
M. 88 P. CoDl Stat Ann I 2.10.501 (Purdo.-195l), Soclion 2&0.501 providea in rol..
vant pIIt
A landlord d..lroua of ro_1n, ml property from. tanaIlt may notlty. in writ.
In,. &.b. tGunt to l'IUIOVt from th. lWIM at tb. npLrauon o( the time apeclfiod in the.
nollco . . . iJ> \be .... of failure of th. tonant. upon d.lIlIIld to IIt!.tfy illY ront . . .
du.. th. noll... illiv.n OIl or altar April drat and be/oro September fint .haI1'pe<lIy
that tha tenant .haIl romove witltln fiflatD days from the date of 10m" lb.""f. Illd
lIpv.n on or after Septamber fint and befo" AprU fint, thaD within thirty days
110m the date 0/ tha oervi.. th....f . . ,
116. 42 P. CODl Slat Ann. Rul" of Diaulct JUlllc". RuI. 502(bl (Purdon 1982) (h....
inatter dtad u Pa RDJ), Tha MCllon pr.,.;d.. in "levlllt part; "(8) Th. action .haIl be
comm.nOld by th, Olin, of . complaint."
57. 42 p, CODl Slat Ann. p, RDJ 504 (Purdon 19821. The IOCtinn provid.. In ..I.vant'
part:
The dJottlct jUlti... ,t the tim. lb. complaint i. filed obalI:
(I) Set. boarlns date wbl,b shaI1 bo noll_ than MV'n (7) or more then twenty (201
days from the date the complaJnl !.t filed,
118. 42 P. CnDl Stat Ann. Pa RDJ 514 (Purdon 19821. Th. ..ction provid.. in "l,vlllt
part:
A. U It .ppoan at lb. hearlnc th.t lb. COIDplaint hu been proved. the di.trict JUltice
aha1I .nter jUdp>'Dt .,ainn the derendant that the real property bo d.li...ed up to
th. plaintlll:. and
...
C. Judcment .hall bo ,iV'D at the ,0DclUlion o/th. hurin, or ...ithin five 151 day.
th.roaltor Illd .haIl bo .ntered on the oriJinal complaint ronn , , .
59. 42 P. CON Stet Ann. Pa RDJ 515 (Purdon 1982), Th, Mction providea III rolevlnt
pan:
U th. dl.trict jUltl.. hu rendered. Judpn.nt that the real property be d.llvered up
to th. pl.intiff. the plelntlff m.)', alter fi/toen (151 d.yo ,ftor th. d.t. of the Jud,.
ment, 61. with the dlltrlct justice I requ..t (or an order of poueulon '
6(), 42 P. CODl Slat AM, p, RDJ 519 (Purdon 1~82), Th. MCtion providea in releYlllt
part:
II altor flltaen (15) dayo t.lter the oervlce 0/ the order for _uion. the del.ndlllt
, , . ..maina on th, ml property. lbe olli..r ...cutine the order lor _ion .haIl
UN rore. .. may be neceuary to ent4'r upon the property. .
D~:FENDAN'
EXHIBIT
117
I
I
F
Iii
,II
I
I
i
ii
66 318-319 LANDLORD & TENANT
comp,nsation to the le".e for u,e of a ?ortlon of
the l"l,d premise., by the l...or.7I
Tenancy al wilL 1.0 ,orne Jurisdiction" in the
ca'e 0/ a tenancy at will. the landlord bas no lawful
right 10 enter unle" the tenant con,ent, or the
landlord has reserved the right.1T This principle,
of courso, c10es not a Hect the landlord', right of
entry where the tenant d'termlne. the estate by an
actual abandonment 0 f the posscnion, by an alien.
ation, by {orieiture for waste, or by oth~r act which
determines the tenanoy at will by operation of
law,1I
g 319, Disturbance of Possession by Land-
lord
A wrongful Invulon 0' the t,nant', right 0' po.....
.Ion by the Ilndlol'd oonltltl:~" I t"upu' tor which the
landlord I. lI,bl,.
LIbrary Alf'fenon
L4ndlord and Tenant ~1:3~.
In the IbJence 01 reservations in the lease, the
tenant iI entitled to exclu,;ve posse"lon ., against
51C C. J. S.
the landlord, ., dl,cumd supra! 311.. and the land. .
lord has DO authority to dlsturb or Interfere with tho
tenant's occupancy or possesslon.II.50 Accordinrly,
an invasion of the tenant's right 0/ pOlSess!on ")'the
landlord,n including the landlord', unauthorized en-
try on the premises,'O eo",titutes a trespass, fo',
which the landlord Is liable In damages to the tenant.
The landlord may be liable lor the obstruction of
the lessee's easement (or light and ajr,~l and in
general has no right to interfere with a means of
ingress to, and egress frota the leased premises
which existed at the time of th, execution 01 the
lease8z or with the tenant's use of electricity or
water.u
A suit for USe and occupation of the premises in-
volved does not constitute a wrongful interierence
with the poacolble possession to which 3. lessee is
entitled.s.. The tenant is not necessarily entitled
to monel' which has been collected by the landlord
for a use of the premises in derogation of the rights
of the tenant where there is no agreement regard.
ing the matter.53 Vnder some circums,:ances the
DEFENDA
EXHTBIT
,.. Mlnn.-Etrl)n v. Stee~. U9 ~,W.'P1.-l)onu v. De\.ltn. 195 A. UZ, 3Z~ Ohlo-1IcGulre v, Cora, 110 ~'EZd
314,113 lUnn. ~4~. I Fa. 1. I 809, n Ohio .\pp US.
38 C.J.lllG notl '0, ,36 C.!. p U note Z8. Tu -Lanll v Statll, Zifi S W. 71Z.
'n. MaM,-Wurm ,.. .\l1en Cadillac. Dttation ot W&U tOl Tu. Cr 593.
Co., 11 N,E.::d 305, 301 Mus. U~. I Ereotlon ot OODct'l'Ite wall by 115.13& C.J. p 68 note ZS.
OhJo,-Cowlrd v. Flllmlnlr, 10~ N.E.3d ' sor without lessee's consent and con. 81. MLU.-ca.U \". Minot. ::3 X.E.
150, It Ohio App. 485. I trarr to bJa wlllhea over premlull. 10t1:'"'n'f Man 5ii, :!:: L.R,,\. 5::6.
rlelUed without resllrvltlon Ind de.! 3& C.J. p 69 notl 33.
baQeoUoa scribed by metas Ind bounds In writ. I .' . T
Undlr tenancy It wtll. landlord had. Un lean Ihelr ....u a contJnulnr tlJ:.l. N.l.-Daub \". Popkin, 1, 1 ~. '
no n,bt to Inter the rented preml.u i trnpus by lessor ll\'en thoulrh sKltteh I S.2d 513. li .A.D.~d ~S3, motion with.
to Inlplot In Ibunoe ot ton ,~ee-- lalleredly attached to lu.u let out drawn 1150 N.E.Zd 11';, ~ :O-;.i.~d UO.
mint permitting th. InSPlotlon by I dlthrllnt descrlptlofl ot leu"d prem,. ~~" ::-',1', Y,S.3~1 ~~o. at!lrm~~ l?Z ~.~
landlord, !IUS, I ~d 3H, -4 :-';.l..d 10.4. 1" ~.r.~._d
Ka'..-Str}.ohllr!lkl v. Spillane, U. Ga.-Dukl ". 'Wllder, '0 S,E.~d 1Z. ZlZ, 5~~.
7.}rf'&W..JU....130.-li'... 'In -.-...... I OiL ''It i SUM'OY v, II t: F. S"lIm.1nn. Inc..
llltatatt rtllul.rtAf' &otto. to.B:b . . I 16":-;. Y.S.Zd 5~, 6 ~Usc,:d Sit
~ . cnreaull-- I '9'olunt&l7 rep&!n "0, taD410rd "'is-Hat Bo:t \. Planklnton Bid,.
Mer "J'tlIrottt"'"'1rotc reQulra the. (1) In making repairs at elevator I C~ "SO ~ W 4i9 ....5 WI! 3i"
la.ndlGN to IriVfI tlotlce to Quit in or~ \.oluntarlly landlord In required to I .,. ... .". ....
dlr to tnmlna.te the 'teaanoy, It b ~ uu due c~rll Bnd not nerllgently to 140qn.1..cenoe to lIltldeuno.
not <lompetent tor lb. landlord to' caule Injury to tenllnt In rellpect ot I Where Ilalll ot store bUjldln" alsO
entlr 011 the ptem..n without rlVlhlr USI ot premises. i included right to use B private ~rlv;.
the notJel to qulL tit_h.-Horwood v. Odelln Motor Car I wa}. to rear ot bUlldlnl', Jes!let.!l · .
M....-Dlckln.on 'Y. Good.peed,' Co.. S P.~d 171. 78 Utah 5fi~. I qule!lCeMe to allrht Interhroncl! ~~~
CUab. 11'. , (:) Landlords' con\'er.!llon or elec" I rl,ht to use driveway, ruuUlIl,! tf to
U C"T, II 81 Dote I, 'I trlllalh' operatO;ld Into hand. perat!d i the construction of " Ita.lntlY
o Isecond floor required b}" city tlr'
'78. Mau,-Dlcklnson ,.. Goodspeed,: ellvator, while voluntarily makln'llLuthorltles. did not bar leulIlI from
, Cush. 119, t r?paln. Wall held not a tre1lpl\u. i obJecting' to completl ob!tructlon of
_... ... T Z .... - t t.ah..-HIH"Wood Y. Orden ){otor Car d. . bib' th 'Cion or
U._ .~. .- 91'erln v, Oel", ..~. N. I Co 5 P:Jd 171 75 Utat 's" I rl\ ewa}i y e!llor > e eri!'~
Y.S,~d ~80, 38 Mlsc.Zd :tOS. I'" , \;). a bulldln, thereot'l,
LI,llprool.. "llll1.nd 10., Oa.-Univl!l"9~ty ,,^N\rtm~nt!l \',:Ci\l.-~ll' v. Warren, 1~' P.:t! H, 7'
O d I U d I Vhler, 17 S.E..d .01, '4 Q(I...\Pp., C.\ 'ld 5'
r er~' proce un IUl preur.'atlon' 1" ' .. ,. ."
ot pileI! r~qulre that actual POll!lU. ! La.~'Hltt ". HernJon, 11~ So. GliS. 156: 00, ArU.-WlIllllma ". :-,:all, ,\PP..
lion ot teno.nt hot be disturbed ex.; LtL 4~" j 4'zO P.:rd 1188. 4 Arlll.App, 416.
cept by leral pr(jce!ll,.. 'lIont.-~:elllh v, Prltchud, :U P,:d I11.-Rollktord Slvln!;'! &: LO':" A!I~';
Cal.-Jordan v. Ta.lhot. 1.. Ca1.Rptr.. '16 1'-"0 t 51" I v. City ot Rocktord, 185 :-;.E. ,.. .
U8'G1I''ldtO.~C'd I ...i).un.. I
,~ .- ,~ll .- 6'7. . Mo-Dert v. Rhodu, App" z:,a s.n..1 35: 111. 3-18.
n, 111.-00rpal oJut. "Cl1Dl!UDl i 40, '81. Ill.-Leltch ,", New i\"lrk C.;<~t.
aU.411 Oronelr Y. Neuman. ~01 N. :-;'.C.-Oorpu 07tu'" 'loudQ.Ul, OUld. 1'1 R. Co.. 58 ~.E.~d IS, :f5~ IiI. ~~6.
E.~d 817, 818, 5~ IILApp.:td 350. I Andrlw!! &:. Knowle!! PrOdlllli!' Co v. 155 A.L.n. 135.
LL-Llnduy y, Zlbll1ct., App., 153 Currin. 90 S.E.:td ZZ!, Z31, ~U :{,C.; 1.5. :s'.Y.-Blumenthal ", F:o!!!':.U', 1&~
So. Hl. I Ul. I :-:,':(.S. 061, 118 '\Pp.Dh'. :6~.
81-1
I.
i
I
"
I
,
[
!
I
I
'\
.1
,
I'
i:
I
I
I :1
I !i
I
,
II
SELF.EMPLOYMENT TAX
IIU-employment taJ, is assessed in addition to an income I
tu up to an annual ma.dmum. which is reduced by any
wttles previously &ubjoct to lOCia! 5eCurity taxes.
Sell...xecutlng. Anything (t.g" a document or legisla'
lion) which is errective lmmediately without the need of
int.ervenin, court action. ancillary legislation. or other
type of implementing 81.1.ioo.
Sell...xeculing ooNllllUlIonal provl.lon. Term haa
reference to prov\Jions which are immediately effective
wilhoUI the n_lly of ancillary legislation. Constilu,
tional provision is "self-ex.ecuting" if it supplies tUm.
olenl rule by which right given may be enjoyed or duty
imposed enforced; ~nstitutional provision ls not "self.
lIecudng" when it merely Indicates principles without
laying down rules g;ving them force of law,
Sell-e:u<lutlnl judrmenta. Those r"quiring no affirma-
tive action of the court. or action under procoos issued by
the court to l!xecute them.
SeIl.lleI... TalUotI aD aclion ill penon or by a rep....n~
all". outaldt 01 tho no~,\ Itjal p_ wilh ItpI
_.._ wh,'lher the.ollon is legal or nOI: lor
tumple, . ".II.help eviction" may be a landlord', re-
moving the tenant's property frotn an apartment and
loeIliDI tbt door apinJI tht Itoanl. Self.help repoeaM-
slon (.. wllhout Judicial procesei of gOO<is by crediUlr on
delault is permltled under U.C.C. I ~, iI.uch ClUl be
done "without breach of th~ peace,"
Sell-lucrimln.ttOn. Acta or declarations either as testi-
mony at triaJ or prior t.o trial by which one implicateS
himteil ill a crime. The Fillh Amendment, U.S.Conat.,
u well all proviJionl in many state constitutions and
laws. prohibit the government from requiring a persoll
to be a witnesa against himself involuntarily or to CUf.
nish eviden.. agaiNIt himself, II is Ihe burden of Ihe
lIovemment to lecUM! and to carry the burden of proof
of fII11t The defendant cannot be compelled Ul aid Ihe
governmenl In thi> regard. See 18 U .S,C.A. I 6001 el
Ieq. Set also Compulsory seU-incrimination; Link.in,chain;
Plivllege against self.incrimination; Taking the Fifth.
Self~hlJurance. Tht practice of setting aside a fund to
meet l~ lnitead of insuring against such through
ilUlurance. A common practice of business is to self-in-
lure up to a certain amount, and then to cover any
tXI:.eII with in.euranc~. Workers' compensation obli-
,ationl may alio be met through this method Ir statu.
tory requiremenr. IrB mel.
SeU.murder, Hlf~.truction. or HU-slaua:bter. &e
Felo de se; Suicide,
Seu Mrvine declaration. A species of hearsay evidence
conailting of I-n Bltrajvdicial declaration by ft party to
an action. the import of which iI to pro....e an esaential
element of hiJ caN', Such ltatementa are lnadmiseible
unlesa they fall under a rtoCognized category ofAxception
to the hearsay rule luch a.e II. busineta entry, declaration
of a de<:eued party, eto" or unless they Are offered (or a
non-hearsay purpose luch ali the fact that. the party
made the Itntement 1n/1 not (or th" truth of the IItate--
ment. Statement, oral or written, or equivalent act. by
1360
or on behalf of a party which if admitted would cOnlti.
tute evidence in his favor. Werdell v. TUrtynlkJ, 128
IlI,App,2d 139, 262 N,E,2d 833, 838, See Fed,Evid.R.
803,
Sell. 1'0 dispoee of by ,ale (q, V,), To transfer ,Itle or
po8oI88Aion of property to another in exchange for valu.
able consideration, K.C,S.. Ltd, v, Eut Maln Street
Land Developmer.t Corp" 40 Md,App. 196. J88 A.2d 181.
183,
Seller, Vendor: one who hu contrBcted to sell property.
A person who ..lis or contracts to ..II gOO<is. U,C.C,
I 2-103(IXdl.
One who 1811s anything; the party who transfers
property in the contract of we. The correlative iJ
"buyer," or "purcha&er," These tenuS aN. however,
generally not used In reference to the penoru concenlcd
In a transfer of real estate, it being more cuswm8ry to
use "vendor" and "purchaser." or "vendee" III that case.
Test of whether a penon is a "teller" of unregistered
securities. so IlB to be liable to the huyer Wider the
Securities Act, is whether luch penwn is the "prolimatf!
cause" of Ihe sal.. Lewia v, Waistoo '" C~.. loc.. C.A,
Fla" 487 F.?.d 617, 62\.
Seller'. market. A description of a market in which
there is more demand for a security, product. l)r proper-
ty than there is available supply. Prices riH in a
seller's market.
SeUlng .toelu .hort. See ShOll sale,
Semble. L, Fr, It seems; II would appear. This ..p.....
sion is often used in the reports to preface (& statement
by the coc.rt upon a point o( law which is uot dll,ectly
decided, when such statement Ls intended as an intima-
tion of what the decision would be if the point were
neoesaary Ul be pn.oeed upon. 11 is a\Jo used to introduce
a lIugge8tion by the reporter, or his understanding of the
poiot decided when II is nol free from obacurity.
Semel civi8 IMtMPflr elm f.em;1 siv;s sempn Jiv~.I.
Once a citizen always R citizeD.
Semel malua ..mper prnum.ltur _ mall,. In ..,.
dem lenera laem~1 m<i:b. ,emp~r pnz(y)uwm~ur tt".y
mzl. in iyowd~m jen~riy/. Whoever is once bad, 11
pr..umed Ul be so alway. In the oeme i<lnd of affOIr>.
Semealrla l..meetrly,l, Lal. In the clva law, the col.
lected decisions of the emperors in their councils.
Semi.matrimonium l..mlym*tromownlllY,ml. Lat. edln
Roman law, hair-marriage. Concubinage WI! so call .
Seminary. A place of Iralnlng; lormerly, a ",h~1 ,lor
young women; an educational institution for tramln,
priests; an institution of education. A school. aClde~Y.
college, or univeraity in which yauna: personJ Irt iJ\'
Itructed in the &9veral branches of le.minl which m~
quallly them for their fulure employmenl. and the_~.
gin of the word seem. to imply a place where the .....-
of education are IOwn and implanted.
Seminaufragium l..miynofriyjllyl.ml. Lat. In ma~:
time law, half-shipwrec:k, u where goods are caIIt ov.
DEFENDANT
EXHIBIT
686
The Pennsylvania Issue
Vol. 29:683
self-help, recent cue law hu ,uggeated that for public policy rea-
sou ..If.help bu been aboU,hed in PenuylvlUlia.
In the second \)lilt of the opinion in Wofford, the tenant argued
that, for public polley concerns, a landlord should be precluded
from resorting to self-help to evict his tenant. II With this argu-
ment the tenant struck legal paydirt. The court conr.1uded that for
public policy reasana the common law remedy of self-help baa been
laid to rest for non-payment of rent. II
The court opined that there are numerous public policy reasons
why self-help eviction for non-payment of rent should be
abandoned.
First, the court reasoned that the use of self-help increases the
potential of violent confrontations between landlord and tenant.'.
Second, the court noted that because self-help Involvea the taking
of property (deprivation of shelter) without affording a tenant no-
tice and an opportunity to be heard, auch conduct arguably in-
volves a violation of due proce,58. "' Third, the court ste,ted that the
abandonment of the self-help eviction is a natural judicial exten-
sion of the doctrine that a forfeiture of a leasehold is odious and
must be strictly construed. II Last, the court pointed out that If
self..help was not abandoned, It would seriously undermine the
protection inherent in the implied warranty of habitability applica-
ble to all residential leases." The court reasoned that if a landlord
breaks his implied warranty of habitability, a tenant is reli8\'ed of
his duty to pay all or part of his rent. Accordingly, 8 tena.nt, al-
though relieved of his obligation to pay rent, becomes a sitting
duck to self-help eviction for failing to pay rent."
18. Wofford. 22 P. D .. C 3d It 449. 450,
19, Id 11450.
20, Id.
21. Id lelllnr Fu.n'.. v Shtuin. 407 US 67 (1972), wb."in lb. Supreme Coun of lb.
Un Iud SUleI blld lbat lb. ukinr o( propeny wilbouI due procttl viol.... lb. FOUrlefnlb
Amendmllnt), Arruably, tha .'lument II without merit beuuae no ItlU action would be
lovol,ad If . landlord used ..U.h.lp to .viet hillenant.
22. Wofford, 22 PI D " C 3d II 461.
23. Id lelllnr I'uIh v Holm.., 486 PI 272, 406 A2d 897 (1979). ",herein lb. Supreme
Court ot Penn.ylvania beld that covenantl I1td wan.otin in rfttid.DCialleuet at. ttllnuaJly
dlpond.l1t; tb. lenant', oblll.Uon to PlY ronl II1d lb. landlord'. obllllUon Impo.ad by d,e
lmpliod wllranly o( habitabWlY to provide Ind m.inuin habltabl. pllmi_ II. mUlually
dependent; thua, . malAlriaJ breach o( one o( theM ohll,.tiona will feli.v. th. abll,ltlon o(
the oth.r 10 lonl u the bresch r.ontinuHI.
24. Wofford, 22 p, D " C 3d It 46 \. Tbil IlJUm.nt iI nnl pon....lv. baeaUl. tbe
coutl hit (.lIad to ,...",,1.. lb. convene of Iu "rument. That iI. If lb. Unanl b.. IIlIad to
pay flnt, Pu,k IMmI to nand fOf the propotitlon that thia breach o( 'h. tenant'. obll,.tlon
wiU r.Ii....e the ablll.tion of the l.ndlord to provide the premiMl (Of the wnant. In thi.
DEFENDA
EXH1BIT
II lOA
688
The Pennsylvania Issue
Vol. 29:683
followed the same path of reaoning. First, in Lenair u Campbell,"
the tenant brought suit and Wll8 granted a special restraining order
by the Court of Common Plea of Philadelphia County, Blter the
landlord undertook self.help eviction by removing all the windows
and doors, the hot water heater, the gas pipes and the electrical
oU'tlets from the leased premaes." Although the opinion is not
clear as to whether the landlord undertook self. help because the
tenant had not paid the rent, or for .reasons other than the non.
payment of !ent, the conclusion of law reached by the court indl.
\lites that lelf.help eviction a noi a remedy under any circum.
stlDces." More specifically the court stated:
A landlord who d..lreo to repoueu the leued ptemisM from a tenant may
not undertaka ..If.belp. . . eviction, . . becauae the Ienaut did not vIeau
the premM ",h.n 1M 14ndlord d..irod or "'.. b.hind in the r.nlol poy.
IIUInt. 10 1M 14ndlord."
Second, in O'Brien /,I Jacob Engle Foundation, Inc.," plaintiff
and defendant entered into negotiations for a lease of office space.
While the parties continued to negotiate the terrna of the leae, the
defendant allowed the plaintiff to take possession of the premises.
While the plaintiff was in possession of the premises, defendant
accepted several advance rental payments. When negotiations for a
written lease broke down, defendant. utilized self. help to evict the
plaintiff from the premiaes." Thereafter, plaintiff brought an ac.
tion in equity in the Court of Common Pleas of Cumberland
County, seeking a preliminary injunction to permit him access to
the premises pending a final resolution of the case." The court
gran~ plaintiff's preliminary injunction, holding that the tenancy
at will created by the parties legally precluded defendant from un.
lawfully utilizing "If. help to evict the plaintiff."
D. hi -Sum
In sum, there Is no common thread running through the Blare.
mentioned cases. Wofford concluded that II landlord may not un.
dertake self. help eviction procedures against a tenant who has not
30, 31 Pa D , C 3d 2.17 (PiIilad.lphil Couney 19MI.
3\. Lfnoir, 31 PI 0 , C 3d It 239.
32. Id II 24\.
33, Id.t 239.40 Itmphaola Idded)'
34. 47 P. D , C 3d 667 (Cumbtrllnd County 19871.
3.1. 0'8nen. 47 P. 0 , C 3d " &68,
36, Id,
37, Id It &89,
DEFENDANT
EXHIBIT
II/OB
1217
Criminal law. "ProP'f'rty" melU\.l anything of vllJue,
Ilcludini real estate. tangible snd intangible personal
~roperty, contract rights. choees-in.acdon and other In.
terests In or claima to wealth, admiseion or Cranlporta.
d{ln ticke",. captured or domelltic animall, rood. and
drink. electric or other power, Model Penal Code,
I 223.0, S<t 01.0 PrOJlfHy of o.oth". bflow,
5<e 0/80 Chanel; CommwnilY properly; Incorporeel prop.
erlY; Intanglbie property; Intere.t; Land; Literary prop.rly;
LO.t plliperly; Marital propeny.
ClaMltlcaUon
Property is either. real or immovabltt: or. personal or
lIlovabl., Calit,Civil Code. ~ 667,
ANnlol' properly. In ....peot to chattaLs. pel"!Onal pro!,-
.tey IS said to 03 "abeolute" where a man W. solely and
,,,I04ively, the right and also the poqeoelon oC movabl.
chatULs, [n the law oC wilLs, a bequ..t or devl.se "to be
the absolute property" or the ben.ficiary may _ a
title in fee simple. Or It may mean that the property la
to be held (ree from any limitation or condJtlon or (rfoe
from any control or dispoeition on the part of athern,
See Fe. simple.
Common pmptrt.v, A term sometUne!t applied eo lands
owned by a local government and held in trust (or the
common use of the inhabitants. Property owned by
teOlUlts in common. Also property owned jOintly by
husband and wife under the community property Sy&-
tern. 5.. C<lmmunrty prop.ny. a/8o Public properly. be.
low,
Communjty proptrty, See that title,
Ganol1cial proptrty. See that title,
GtMral pro~rty, The right and property in a thing
enjoyed by the JltfltfTJl owrur. SH Owner.
lnlangibl, proP"'y. Property which cannot be touched
because it has no phYSical exi!tence such !II claiJn~,
inter..... and right.!. s.. a/8o Intangible asset.
LIt.rary properly, See Lilerary.
Mia/aid prop<rly, Property whIch the owner baa vol un.
wily parted with, with tho intention of Nltriaving It
later, but which CllllnOt now be (ound. Does not include
intentionally hidd.n property, and iJ diJtinguilhed Crom
"loe'" property which the own.r hu parted with calual.
Iy and involuntarily, RoCrano Y. Duffy. C,A.N. V"~ 291
F.2d 848, 850.
Mued properly, Property which iJ pe""nal in i.. ....".
tia1 nature, hut ls Invested by the law with cenain o( the
~haracteristic:t and (eatures of real property. Heir.
looms, rtxtures, and title-deed.s to an estate are of thiJ
nature,
Movable prop<rly. Property the location oC which can be
chang.d, Including thinp tll'owlng on. amxed to, or
roand in land, and docamenta altholltlh th. ri,hte repre.
lented thereby hav. no phy.ical location, "lmmovahle
property" I. aU other property, Model Penal Code.
I 223.0.
PROPERTY
P,rwo1l4l pl'OfHrty. In broAd and ..neral "OM, ev.ry_
thin, that.. the .ubjltCt of otm,,,hip, not comin, under
denomination of real MtltI. A right or interest in
things personaJ, or right or int.en!ftt leM than a freehold
in realty. or Ilny right or interest which one haa in
thinp movable.
Genflrally, aU property other than reat e-state; u
goods, chattel.., money, notet. bond" stock! and chOHl
in action ~enerally. including lotll",ible property, Bia-
marck Tribune Co, v. Omdahl. S,D, 1~7 S,W,2d 903,
906. It la "'metlm.. dealg'nated .. pe"",nalty when real
..ta... ia tanned realty. P,rsonal property also can
refer to property wt'tJch is not u..ed In Ll wpayer'! trade
or busin~ or hold (or the prodv.ction or collection or
incom., When uaed in thie len.., personal property
could include both realty (',6" . personal ....Id.nc.) and
pelllOnalty (e.6" pel"!Onal .f1'ectI .uch .. clothln, and
furniture),
Personal property lnclud8!l money, lI'oodt, chattelJ,
thlnllS in action. and ,vide""", oC d.bt. "Callf.Evld.C<>de,
Personal prol",rty 1& dlvL,ihl, Into (1) corpor.al pel'llOn.
aI proporty. which Includea mov.ble and tan,ihl. thlnp,
such WI animals, furniture, merchandise, etc.; and (2)
incorporeal personaJ pro[)t'tty, which consitt.!l oC such
rights as personal annuities, noclt" shares, patent!. and
copyrights.
Private property. At protect<<( (rom ~ing taken (or
pubiic us.., 1& such property .. belonlll' abeolutely to an
individual. and oC which he Iw the axelO4lve right oC
dLspoaitlon, Property 0/ a ,pacific. Itted and tanllible
nature, capable oC being in _Ion and tran.smltled
to .no,her. .uch .. ho..... landi, and chattel>, Scran.
ton v, Wh..ler. 179 I),g, 1~1. 21 g,Ct. 018, 013 L.Ed. 126,
Property of another, Includ.. property In which any
pe~n other than the actor has an interest wbjch the
ICtor ia not privllll1led to infriJlg., rll1lardl... or the Cftct
that the actor al", has an interest in the property and
"g.rdlose oC the Cact th., the other person m1,ht be
precluded (rom civil recovery 'becaU5e the property was
used in an unlawfuJ tnwsaction or wu subject to (onei.
ture as contraband, Property in pouesaion o( the actor
shall not be deemed property oC another who h.. only a
security lnter"t therein. even it legal title iJ in the
creditor pursuant to a conditional sale! contract or other
security agreement. Mod.1 Pe"al Code. ~ 223.0.
Properly lax. See that title,
Public property, ThUl term L" commonly used u a
designation of those things which are publici juris (q, v.J,
and therefore considered aa being OWli<<l by "ehe pub-
lic," the entire IItate or community, and not restricted to
the dominion oC a privau pe""n. It may alID apply In
any lubject c.,( property owned by a ttattl, nation, or
municipal corporation as such. ~~ also State proP4rty,
btlow,
Qualified property. Property In chattal, which It not in
ita nature permanent, but may at some times subeilt
iJnd not at other timlffl; such ror nample, It.8 the proper.
tya man may halle in wild animal. which he has caurht
and keeps, and which are his only 10 long as he retalna
DEPENDANT
EXHIBIT
IIIIA
1263
!lIdon. pertO"'" /r:nhlyownly pmownlyl u.t. By
rfiSOn of the penon concerned: from tho charactflr of
the po,....,n,
JIaldon. privUocll /rZshiyownly prlvollyjlyayl Lat,
This term d""ribeo . 'polO'" of prop,"ty In wild .nl.
nlo1t. which con.la", In the right which, by a poouli.r
(ronch"", an"t.ntly ,r.nte<! by tho Engllah crown, by
vil1ue of its prerogat.ive, one man may have of lUlling
and taking such animaLs on the land or another.
Rodon.. Ir..hlyownlyzl. In old law, the pleadlnp in a
suit. Ratwna ",re''''', or ad rattont" dare, to plead.
Rodon. ""Ii lrahlyowniy ,.;.,Iayl. Lat. On account of
the soU; witb ..fer.nc. to tho soli, Said to be tho
,,"und of own."Wp In bees,
JIaldon. Ionlll'3l IrZshlyownly tony.riy/. L. Lat, By
reB50n of tenure; u a conaequence of tenure,
Rodo non olaudltw' 1000 Irtly.h(lylow non kl6d.t.lr
lowiow/. RelLSOn is not confined to any place.
JIaldo paleOt ollOlarl dencl.nlo 10101 sed ratio v.ra
el 1.llalJ.o, .1 non .ppar... lre)'1lh(lylow pO_t
.l.geray d.fi.hlyontiy liyjly, SlId rey.h(lylow ,-j" et
I.gey!>', el non '''"'''1\%1, Re...n may be aliOlloo wh.n
law Ia d.fecllvs: but It must be true aud 1000al r'MOn.
and not merely IIpparerlt.
Ilallonlnll/r.iII.JnIQ/. Th. offen.. on the part of mem-
bers of a trade union. of cau."inlf the tools, clothe8, or
other property of a workman to be taken away or
hidden. in order to compel him to join the union or CflaJe
working. It Ia. In England, an offonae punlahable by
fine or lInpri.sonment.
Rovln.. A long, deep. and narrow hollow, worn by a
stream or torrent of W8~r: t\ long, deep, and narrow
bollow or pass through the moun tal..,
Ravilh. To have carnal knowll!dgo of a woman by force
and agal..t her wal; to ,"po. Stale v, Harv.y, Mo.
App, 544 S,W,2d 593, 595,
Ravilh.r. 0". who hM carnal knowle<lge of a woman
by force and qainJt her consent, Hart v, Su.te, 1<<
T...Cr,R, 161, 161 S,W.2d '/91. 793.
Ilavilhm.a~ s.. Rape: Ravish,
Ravilhm.nl d. ,ard /r~v..hm'nt d. ghrd/. L, Fr, An
abollahed writ wWch lay for a guardian by knight.'.
service or in socage, aaairtJt a person who took Crom him
the body oC bla ward,
Ravlohm.nl 01 ward. In old Engllah law, the marria..
of an inCant ward without the consent of the guardian.
Raw land. Unimproved land.
Raw materia1J. GoodJ pure;hucd for uae in manufac.
turini' a product; I,'. wood, steel.
IWe I re'f1.l, To .,....,
Razon IralliJwn/ruawol, In Spanlah law. Muse ('a....oJ.
RCRA. Rdource Co...rvatlon and Recovery Act. 42
U,S,C,A, I 6901 et seq.
REAL ESTATE INVESTMF.NT TRUST
R./rly/. Lat, In tho matlor of: In tho caae of, ^ "'rm
of t'rnquent use in designating judicial Jlrcx:eedlngl. in
which there Lt only one pl&rty. ThUI, "Rtf Vivian"
!lignifiea "In the matter of Vivian," or ill "Vivtan'.
CaJlft,"
a.E,A. Rural Electrification AdmlniJtration.
Re.cquintd alook. S.e T..uut'/ .Iock,
Rel'ldJutment. A voluntary reora:Mlzotion of is corpora.
tlon which is In financlel dlfficulU.. by the .toekhold....
thomselves without the intarvendon o( a rtceiver or a
court appointed fiduciary,
Reidy. Pr.pared ror what on. Ia .!>out t'1 do or ..pori-
ance: equipped or .upplled with what Ia nO<!dod ror some
act or event; prepared (or lmmediate movement or
action. Fitted. arran lied, or pl.ced for Immedlalo uao:
cau.lng no delay for lack of being p,.parod or furnl.shed.
Ready end willln,. Impli.. capacity'" acl .. 91011 ..
dlapoeition: I,g. ready. Willing and abl. buy.r,
Reall'lnnallon. In bankruptcY. ref.... '" poet-poUUon
agroement to pay pre-potitlon obligationa. Court ap-
proval ls required.
RealYlrmaUon a(l'Mlment. AgTHment made prior to
discharge In bankruptcy to pay certain d.b", that olher-
wi.. would be discharged through ,h. banJuuptcy pro-
ceeding. Such agreementa are subject to certain re-
quirements and Hmltation.s,
Raal. In civil law. r.latu'lI '" a tnl,'I/ (wh.th., movable
or Immovabl.), as dlatinguahed Crom a person.
Relating to land. .. dJatinguahed from personal pro\>,
erty. This lorm I.s applied to lands. lonom.o'a, and
herodltamoota.
As to rool Aollon: A..et: Cha<<el; Contract: Cov.nant:
e.late: Issue; Obllgallon; Party: Prtvilege; Prcperty:
R.pre.entative; Rlg"l: Security; Servitude; SIaMe, and
Wrong, see thoao Uti...
Real aUlhorily. Authority tnanif..ted hy the principal
ta the agonl .Ither ..pro..ly or by implication,
R.al d.I..-. Defen... la which a hold.,. In duo course
Is subject in enforcing an instrument, especially de(enJel
llated In U.C,C. I :hlO1X2J,
Real .arnlnll" W a..., sal.,.i... and other .arninp
adjusted for inflation to determine actual cha.nges in
purcha.sing power over a lliven period,
Real _lale. Land IJId anythlnc pI_eDtly oIflllod '"
,h. land. O\Ich .. builcllnp. f.o_ end thoao thin...
attached to the bulldlnp. .uch .. light rl&lur... plumb-
Ing and heating flxturoo. or olh.r auch llamo "bloh
would be personal property !I 001 allllehed. Th. tann is
gen. rally synonymoUl with real property, s.. 01M>
Property IReol prop<rty),
Real ..talo hrok.r. s.. Srcker,
Real ..lale lnvOOlm.nllrUOl (REIT>. Financial d.vice
in which lnvestors purchue .ham In .. trtllt the res of
which is lnvested in real "tau! ventul'M. A company
that Inves'" In and manag.. a portfolla of ..al ealale
DE FE NDAN'r
EXHIBIT
#lIB
SiC C. J. S.
rtt! ",he pronu which could ha.ve been derived from
~Ie :Jst 0,)[ the premises may not be rcco\'er~u by
I he landlord, !ince one neccs:l:\rily l!x.cludc3 the
t che:-/i; and it ha.s also been held that plaintiii is
o at entitled to recoycr dalJ1ag~s, in addition to rent
fit the contr:lct price, ior the time the tenant has DC.
~upied since the ex.piration oi the tease, on the
<tfound that the property was returned at J. time
~\'hen it w:\s Jiii:cult to procure a tenant,u
In accordance \vich general rules as to uarnages,
the parti~s may stipulate the amollnt of damages
pal'able nn the tenant', holding over.e, The iact
th~t the lessor has exr.cutnd a second lease to a
third person to begin on the e:<piration of defend-
ant'S term does nQt prevent the lessor from recover.
ing liquidated dam,g.. fixed by the lea,. on iailure
to redeliver possession.10 The law wilt not, however.
uphold or ju,tiiy a landlord in inducing' teOJnt to
retain pOBcssion a iter the expiration oi his lease,
and then enforcing against the tenant liquidated
damages beyond the rental value for such l'eten~
tion,a It ha, been held that the landlord m,y re-
CO\'er the expenses necessarily incu(l'ed by him in I
proceedings against a subtenant to obtain po~ses-
iion,7~ but it haj also been held that the counsel
iees and other expenses incurred in procuring a
hold-over tenant'j remenl hy summary proceeding
arc not proper elements oi damages for the breach oi
the tenant's CQvenant to surrender the premises a.t
the end oi the term.13 The lessor is riot entitled to
reco\'er int~rest on damnges awarded to him ior
breach of a co\'eaant by the lessee to redeliver pos.
session.~"
J/ilig!!!!!)1I 0; dl;llwgn It has heen held that th~
r~,uonabl~ \'i\lue oi !ced used for sowing a c:op by
LANDLORD & TENANT ~~ 316-317
a tenant wbile holding over aiter the e.~piration of
hi, term pending a proceeding to determine the land-
lord',i right to possession may not be allowed in miti..
g'tinn oi dam,g.. recol'erable by the landlord ior
brej,ch of a covenant to surrender possession on
termination of the lease.7S
I
I
I
I
I ~
!
i
317.
_ Property of Tenant on Premises
at Termination of Lease
a. General considerations
b. Tenant'5 right to remove
c. Duty to pennit removal
d. Care oi property and liability ior dam-
age
e. SucceS3ive lessees
f. Actions
&. General Oonsideralieu
ordinarII)' the landlord doe. not acqulrt title 10 pet-
.onll property uf the ,en ant mlrlly bec;au.e .111;1'1 property
I. left on the prIm I'.. at the urminatlon of 11'10 tenolney.
Llbrar)' Reteruncn
Landlorll nod Tenant <:=101.
Although it has been held that 0 tenant', personal
property remaining on teased premises after the
running of the trrm become, the property 01 the
landlord.15.50 in general, and e.."(.cept where the doc-
trine of abandonment is apptic:1ble, as discussed in-
ir~ subdivision b of this section, a tenant may retain
title to personal property left 00 the premiee. at the
termination oi the tenaney,a and alan,d1ord does not
acquire title to personal property of the tenant on
the premi... merely beeau,e of the tenant's failure
10 remove it.71
hi!t ~en(\ncy o):1:plres, by notJc~, meu. I A colll...ioQ ot Jadpant: In 3. leu!!
U!t6 ot do.mall'eR would not lIe the I tor nnt retllrs ouly to nnt tor tbe
amount which the landlord Ol'l'eod pArticular term, and not to hold In,
01\ in advllt\('.e ".ith I, prospective over.
WIant u liqUidated damages tor the Pa..-Smlth v. Prlnrle. 100 Pa.. ::i3.
Illnr!!ord, :allure to I'lv! PllUdUloD ".utUtJ'
to ,uch penon, LII,-~La.mll, v. ~f:1nlll", 50 So.:ld 13,
lU.-.\rnold neaa,. Co. v, William I 215 L.:t.. 511, ::13 A.L.R.1d 1312.
K 'X'ool. Co.. 1::15 A. 363. 4IJ R.I.1
:H. "/0. (I1.-1'homn~ \'. Wlrhtman. 1::1'
17. TdX.-Curtlu Aeroplano &; lIot.)r I11.."-pp. ~O:i,
Corp. Y. Ha}'mal.:en Wll,rehuuslni; 71. lll.-'R:lln".....f)d Hote\ CO, Y. HI.
Corp., Ctv..\Pp., ::IU S,W, 3~6. \ land, 133 IlI..\PP, lQ8,
... LIl.-WaUrrl1nt v. Dutort. ~S lA. 7'2. }Ja;Yfll\...-Smlth v, BottomlH. 30
Ann. U:. i Hawa.11 SS~.
83. ll\'.-Poppers v. }tea,her, 35 ~;,r::. : 36 C.J. p R~ l\ote U.
105, 1 HI Ill. In. COGu.l fn'
Beutttu v. G.nYer. ~iO IlI.App, HawaH..-Smlth v. BottomleY, 30
310. Hawaii 853.
La..-Sllhl'l\mm y, T.)ye Bro" Yellow 73. :-;'.y,-London v. State, " -S,T,~.
Ca.b Co" App" 11.l~ So, 1161 amend. ::d 75&, 1ile MI.e. '~3-Mllrbrldre
ed on other Iround.!!, App., 170 So. Bldg, Co. v. White, 131 N. Y.S. 233,
H. 113 )llsc. 3:0.
Prlnterton Realty Corp. y. \lan-
eln!. at :-;,Y.S.::!d :00.
7.1. Cal.~obuMl. y, Goodall. 14 P.
HID, 7::1 C. HI, ! Am.S.R. 75.
75. ~llnn,-~[olhl v. Norton, :13 ~.W.
$-13, ~01 ~Inn. :03. 113 A.L.R. 1055.
7S.SO U.S.-U. S, v, Clt)" or Colum.
bus. D.C,Ohlo, 150 P,.9uPP, 775.
7'" t,.'.S,--Lln'eomb Y. Ooodntlr Tire
& Rubber Co., c,.\.~o,' 199 F.311
IJ1.
~,Y.-n, Sixth Ave. Corp. v. Green-
man, ::IS, :-;,Y,3. 7::18, 1-63 )tlsc. S31.
WYO,-Oorpu ,JuU leo1ULdam, ot..4
lu VlslIenberll' v, BrunaheD, :02 P.
::!d 663. US, 6S wyo. 387, re'heartnr
denied :03 P.3d 9118, 15 Wyo. 3n.
71. Qa.-Corpu .Jo.rlI olt.d. Sa
Cozart v. John20n, 113 S.E. 102,
son, 111 Qa.. 337.
36 C.J. p 63 note 24.
OOD.l,ra,ctl.... pOl....lol\
Chllttels whlob "flre InttnUoal1l,
80.1
DEFENDANT
EXHIBIT
~ 317 LANDLORD & TENANT
A landlord who takes pos.....lolI of tbe leased
premises after default in the payment of rent be.
comes a bailee of personal property of the tenant
on the premi....?S A landlord is not liable, "' a
purchaser, for personal property which tv", left
on the premises by an outgoing tenant and which was
not accepted by the landlord,"
Agrctnu'II/.r or ItipulalionJ as to 01.LI"",.ship or
diJpoJcJl. A stipulation in the lease as to the own-
ership of chatr.el, which may be placed lIpon the
demised premises will be enforced, regardless of
what may be the rights of tbe parti.. at common
law,'o as will also a stipulation as to the right of
the tenant to compensation from the landlord.81
However, a lessee's right to chattels which he places
upon demised premises in proper enjoj'ment of
his tenancy should not be extinguished by implica-
tion,S2
JI!tt on IUlor's propert1 br tana.nl.!l
were never In OOOs.tTUcUn POU6Ut01J.
ot lusor '0 u to rlvl 1...01' prior
PQuualon ... alLlnst subsequent In-
se..
A)'.-OOU v. BI!ltet. 4.11 f3,W,Zd 50,
JtI'..orilt1:1oa
Landlord'ff poueulon ot person1Hy
lett tn bulldlnr by removed Una.nt ls
permtulve, unle" personallY bas blt-
come fixture, and may not be founda.
tion of pru~rlptlon unUl advene
alum ..ad actual noW:e to te11a.nt.
OL-Colart v. JohmlOn, 113 S.E. 502,
181 all. 337.
'1Il. C.I -Ba.nk of Americ.. 'N'at.
Tru.t &:. Sa,'. Au'n T. T&Jl&.tftrTo,
301 P.2d 393, 10&4 C.A.~d Us.
b..o1ui&17 b&U..
C&l.-Wa.rwlck v. Macchurolt. :73 P.
1109. IS a.A. 133,
ToIUt&r7, l'1'atu.tflou b&1l.H
U.S.-Puerto Rico Indus. O.,velop.
lDent Co. v, J. H. M1I1er Wfr. Corp"
D.C.l11.. 173 F,SuPP. US.
'ft. Or..-Hlndma.n v. Edra.r, 17 p,
112, Ii Or. 581-
QUu:nua. ..,nit:
Th, lellu, c&nnot reeonr from
the l...or on a qUlU1tum mtrult for
remov&bl, equipment wblch remlln,
the property ot the tenee.
Jotlob.-Zanr'lJt v, Freud aotel Co.. 340
N.W. 13, UI Web. 571, 10 A.L,P..
53~
BOo Jd:t...-~eJ:l'o T.W.C.A. v. City or
Jaoklon, 30 So.3d so. :02 M.l.., I~S,
Pa.-Iaman v. Ha.oftcom, IS A. 32t,
H? Po. tIJ.
Olelland v. MoL&ln, Com.PI., 31
W..t.L.J. 119.
Va.-Dolin 'W', Laderber&', 153 S.E.:ld
Ill. 10? V.. m,
~..nt., for G.o1&nUoa ot fortll.
....
La.-BcbulU "", 'reX.. A P. n,. Co"
111 So, 41, Ul La. U4..
5lC C. J. S.
1'he lease may expres,ly prnvide that chattel, .hall
become the property of the I.ssor on the expiration
ol the lease.s3.s In such case, title to the property
does not pas:; to the lessor belore the expiration of
the 103ge,82,10 and the lessor may, by his conduct,
~stop himself to claim ownership of propertr on the
premises, under an agreement with the lessee, as
against a sublessee who purchased such property
from the lessee.U \V'here a lease provides that
property shalt remain on the premises until the e,'.:.
pi ration of the ternl of the lease, and then be divided,
the tenant has no absolute vested right in the prop.
erty until the expiration ot the h:a$e.u
b. Tenant's Rlgbllo Remove
aenerally the t.n.nt h.1 I r'l.on.ble tlm. to remove
hi, ..,raonal proJMrty 1ft... th, tlllrmln.t1on of ttlifl 1In.
anoy and whtlr. he don not d() 10 It mllY be presumed that
he hu abandoned thl propertY.
lllppUoable to p.J"'DIIIU ot' motor. and If aflY buildings" to rt-'
main on propl!rty At uplratlon ot
v, leue term, onl;.' the equipment at
1. well drll1ed by leuee and beln, u~!d
In cultl"allon of If:Il,!llld truct would
Ca.!. remain. and pumpinG' equlpm!!nt ot
s!!oond wall drlll!!d by IU!ltte but 00
longoI' used could be remond bl' les,
see.
Cal.-Banks \', Cllntworth. ::'0 Cat.
P'ptr. 431. :01 C..,,",:d 739.
en LQ/l.U pro"idlo; tor cont!!mpo-
rll.neOtlil purcha.!le by tenant oC tbel'
ter's furniture, tlxture!!, lI.nd."quIP'
1Z6 So. ment. title to whJoh WI! tu be re-
tAined by tenant durin; Ufe ot leo..u
A. 'ot. a.od was to rtlvert to landlord Whlll1
leue came to an IInd by rea.llon of
e:lplratJoQ ot term or tIlQlnt', default.
clllarly reneated nothtnl: more thaO a
QuAlltled .all of furniture and fLl'
tures a.nd lena.nt wu not entitled to
recover trom landlord 00 theol'1 that
landlord convertell the ahattols by rll'
fuslor to al1nw tenant to keep thtn1
on termination of leue..
S', Y.-Prudentlal Wutchuter COTP,
"I. Tomasino, 113 N.Y.S.Zd IS:.
A,D.Zd 489, affirmed 150 :-c.E.:"
"9, e N'. Y',~d Szt U8 S'.Y.S.::d :14.
(3) tinder leu! provldln.. that ,.11
tl.J:;tures located In leued bUUdln'
,hall become property of le""r, cbAt.
tels 110t olMlIltla.ble al fixtures whlcb
were on premlseJ when lusU ....
8umed posft~..lon and possession ot
whlcb pused directly and immediate-
lJ2. Pa.-3.'l!l-H MllrkAt St. Corp. T. Iy trom one leueo tn tht othfr ,..Irt
Dn.rllnr Stores Corp., .9 A.Zd 088. never In llctual or oonatruoW'1 pc.'
353 Pa. 31~. ftfll!llon ot huor and IUlor bad DO
BerTY v, lIlllnel ~otora, 56 .\,~d rl.ht to chatte!ll II lI.Ialn.t teut..
314, 1G~ rt..Super. S~. I K}'.-Oou v. Bisset, 411 s.W,~d 50.
82.5 .\rh:,-Ramberlln v, Townsend,' 8:1.10 Arlz.-Hamherlln v, Town!ltod.
361 1'.:41003, .,. Arl:. U1. :61 P.:ct 1003, 10 MIl:, 101-
OoutructtoQ of pro......ou 83. N.C.-Oreene v. Carroll, 111 S.t.
(1) Under le... ot farm l.nd 0...11. I:'i, :05 N,C. Ut.
Inr for "&11 Improvemoots a. to ~'el1. M. VI.-BrII'U \', Oa"-', :. 'Vt. 1~1,
JI'roput,
reDt
Ca.I.-Re..ndolph Marketlnr Cn,
Stovenson, """ P. su, 63 C..-\"
COUtnlClttoD ot I....
Cu.-Ba.nks v, CUntworth. :0
Rptr. 431, :!OL C,A,~d j89.
~'.Y._PTUdentia.1 Westchester Corp.
v. Tom.slno. Ii: ~.Y.S. 65Z, 5.-\.,D.
:ld tall, Il1tlrmed 1lill N.E,:!d 699. 6
:-;.y,:ld 8:::4, 18S }{.Y,S,3d :lH.
81. l.a.-Vnlon Taul.: Car Co, v, Lou,
Islana 011 Retlnlnr Corp" 15: So.
5H. 118 I.a. 940.
Mlas.-Pounla.lne v, Fletcher,
411,158 Miss. 730,
Pa.-Wenze\ v. Bren!llUI, 113
270 pa. 52&.
36 C.J, p 83 nott .:1.
Compensation or tenant fnr Improve.
ment_ ..enerally .." lntra. II 399
(1)-~01.
Br.ach of C1ontra.4t
Where II. lea.. of premises to be
used tor the purpose ot eonducUnl' lit
1'1I.ULurn.n~ prOVided that the Inlor
must pay the leuu the &mount .x.
pended tor eQ.ulpment It thl leuor
!lhClul<1 termln&te the Clontrn.ct. the
lesse. wu beld not onUtled to rl'
oover 011 Q.uantum meruJt. for equip-
meMo where luaor did not bru.ch
oontract.
Mlch,-Zannl!! v. Freud Hotel CO" :HO
N.W. 83, 256 lOch. Sil, 10 A.L.n.
634,
804
DEFEND
EXIlIBI
1I12B
5lC C. J. S.
LANDLORD & 1'ENANT ~ 317
r 1 g':rlcr:d the tenant is entltll~d to rentove his
r:!)IJ;l! propert,' irom the leaseu premises on termj.
P'IIII ')1 tht! tC'.lanc':.~~ .\~ a rule, in the absence of
nil () . ,
l,lotrolling' 5upulatlo!lj :\ tenant ha! a reasonable
. c ". h
.nl~ ,1,iter the tc:rmUlolUon 01 t e t~n..ncy to reo
II I b I' h.'
~.c all penona property e ooglng to 1m trom
~: p(emist.s,U and i. entitled tQ iree ingress and
~rcss ior that purpose,S1 and a purchasnr from the
( nant has ~he same right,U However, the tenant i5
t' . , .. h .
not ~ntjtled to remam In possessIOn Of t e prerrllSC:i
(or thl, purpole, as discumd .upr. ~ 316, but at
mo.t h.. the ri~ht merely to enter upon the premo
ige~ for .\ rea!lGIla.ble time nnd only (or the puqxue
oi removing- his property,"
Rt~rrlovi\1 is sometimes authorized uy exprc')s pro"
viSion oi the lease,'Jo including the time (or re..
rnoval.'JQ,,) Aljoj (he general right oi a. tenant to
rf~rnove artlc\e~l of ,?t:rsonal prIJperty may be con..
trolled by exprcS.i contract;H buc covenants re..
tltnant does not IPliO tado deprlv"l
bJm ot rl,ht to rllnlOVe It within
rU!lonabllJ time thtndtel",
.ulnn.~ShlJPlLrd v, Aldlln, 301 ~.\lIt,
$31. 1111 ~Inn. 135, U A.L.R. 1004.
reheard ::10:1 ~.W. 11. Ul Minn. 135,
3:t A.L.R, 10U.
rr. Ca.I.-.00I'll'la .llm. olted lu
Cone .... W~ltllrn Tru!lt &. So.vlnr!f
n...nk. uS P,~d H1, 'JSt, 31 C,A.~d
lH.
JS C.J. p G., noto 30.
sa. S.D.-Conwav 't, Billa.ttl, 115 ~.
W, 703, -l:J S,O. ~OO,
89, L'tllh.~I. X. L. F'tlrnltul"o ,~ Car.
PlIt In.'Jtallment Hou!le v, nerets,
9L P. ::11'), 3.3 Utah 45t.
... 1tllllll.-Tltoomb '(. Carroll, 1'1
~ E: ~111 H1 yu..... 131.
~in;l.:..,tn 'rll 5ltll tor LlbtMY In City
ot lUnnllll.l)oIU. ~l$ ~.\Y,Jd 112, 354
111nn, Jj8,
'd C.J. P H note 30.
.. a,a1tUt puah..er ot t....d lAD.4
,",boat aoUCI.
Wh~re dlnln, CAr pitud upon
prem!.'lI. rertll.lMd pef"!lonl.J proper.
IY, I. -tllnant. .. owner ot sucb oll-r.
.... .ntltled to remove It atter .x.
plratlon ot the loue althourh pu t.
c~lluer ct the land bOlli'ht 1...11 wleb.
\lut notl!!1! ot nature ot car.
lllln-1'ltcomb v. Carroll, Hl }t.E.
410. ~r,' Yn.,,., 131.
.0..."1. prop..,
.\ Judrmllu&: d'DY!'" & I......s 90. Cal.-Cont v. Wutllrn Trust &:
rllM to remove Cluta.ln proputy Savin,,, Bank, d! P.~d HI. 31 C,A.
.hJc~ he ba4 la.taUed., lit... dJ. 3d 178.
...Uture of hJ. tltI. to tls1U"C. WLS Ol".-Dob~r v. Uk.ue Inv, Co" 10 P.~d
...Id ,t1'Oftll<)U" tor the lna!u.lon 356, 1.311 01", dH,
tblnlD. ot DIO'f'Abl. ..rUel.. not ..t. :DattuloD. at 1.....
'I.ubfd to buJld1o.. 10 u to become (1) RJl'ht ruel"/Od. to tenant under
tl.S1Ultf, orll'tnaJ leue to remove penonal
C&1.--Ranc1olph Ma.rkaUnr CO. T. property, without m...terta.l Injury to
Stl!Vllluon. j:J3 P. IU. es C'.A, 1. ruHy, 13 continued b, nten.loll
%DJ~ 10 1.,.,e4 pnlD!.MI 11. remo? 3.11'')ement. evn thOUI'll not mentlon.
uar lid In utonl'llan lea.n, parlloularlJ'
't'inant could "move trom demised where ..,ri~lna.1 leu!! II uecltlcally
premlllu retrll'aTator not OOO!lUtut. r!lten'~d to and made a part ot nten.
lat tltture. but wu Inswu'&ble tor !lIon \ltage.
InJurlu <lau,soc1 by !luob "monl. lowll.--,3,[l1rty .,. Champlin Retlolnr
Ca/'-Gold'ol1rQ' v, Stanton, ~U II, U 7. Co" 3tJ N.W.~d 360, HO Iowa. 3:15.
St C...\. 665. (~) Undor lO&!Je at realty tor till.
M. C.1I.-.Corp'GJI oTa.rLt oUed 1A lnt sta.tlon rl'lurvlnr to tenant r1rht
C()nlt v. Wut4lrn Trust" SavinI's I to rllmOVtl ,,11 oQulpment lJ,nd appl.ta.
Dank. U P,;d Hl. ~8J, 11 C.A.~d I hi' uud In operation at bUlloUI, In-
17d. I c:llJdlnK tank" pumps, 5Jr oompru.
La..-:)onn<tll v. Gray, .Api'" U SO,Zd 901"', and 1111 propl!rty uud In Ol)el'a..
~H. revfirslId on other .roundtl U tlon ot n'l910ll9S uoept undercround
Sv.~d 'jd. :l15 La. tn. plplr.g :),od concrete drlv!u, t!tnaQt. t~
~lUlJ.-Conroy v. Tooml.Y. 131 N.E. u:plratlon ot nhnJion ot I4Iue, W&II
81. ::I.l$ :\Ius' 1'1'. entltlerl to removo Ill" oomprnnor and
Okl.-quallty :dl1k Proouctl Co. v. au~omobll" IItt u.ud tn Clper:lUon ot
Younr, 3L P.~d H1. 1~5 Ok!. 98. fllllnl' .tation bU!llnu., notwltb.
3t C.!, p d~ Mte 30. stAndinr pl"ovlllon thl.t at uplra.tloo
I'.t,mnt: UmitiDC' ra.J. ot U.tenslon alt bUlldJnl''' t.nd 1m.
Thl!re have bun .t..tem,nt.! to the provl:ImentJ placed on reLlty by ten.
.ftllc~ that the rule ..t torth In the !1nt Ihould become the a.b.oluU prop.
tut dou not I.pply wherf Ute dlln.~ erty ot landlord.
Uon .t the term depend.. OQ a on- IowL-Marty .... Cbamplln Retlnlnr
talnty. Co,. U N.W.3d 380, HO low.. 335.
:-t.T,-.WItt v. New York. 2t N,Y. llo4..lJlo&Uon
S11PfJr, HI. Pro'l1.slon In ""ttan I'''at to aUy
33 C.J. p 1033 nota U. ~t t.,W,C..A. bllltc1lol' th&t ..II equlp~
Ih1ct:10D. trom bulldJn, In wh.fob meat place4 III bulldJnr belon'e4 to
on. kile~. property Pluuhu.d from cUJ' and mllbt be removed OD t.r~
805
mlnallon ot leu" WAf not modltled
by sw.tflment ot mayor In pUbllo ad.
dreu that on t.ermlnaUon ot leL,e
city would permit the propftrty to re..
main In bulldln, and bfl()Ome the
propltrw ot T,W,C.A.. In I.bSlIOCt ot
naW' and I.ddJtJonaJ oonahleraUoQ for
such modWcaUoQ lOGvlnl' from l...or
to elty.
~lu.-.N'el'1'O T.W,C.A. T. Clt.J' ot
Jacluoo. 30 So.3d SO. 303 Wu_ Us..
90.S "mon! a' 1'u7 tbD.....
Tbe rllbt relllnet! In Iqu& to .,...
molle Pl'oJlert1 trom le.&JJed premJ...
ll,t "Uly Urne" 1.1 Dot unllmJted u t.
lime, but I. Umlted to 10 r....on.bl.
time after uplr&Uoo ot the Ie.....
Ind,-Gclllna 011 Producers ... Port..
la.nd SUo Co,. 100 N',E.Zd US. U'
Iod. dU.
La.~D(lQReU '(, Gra" U So.3d U. 11
La. m.
n. Md.-Ruob ... sat. Depol1t 6
Trus&: Co.. 111 A. 131, 138 ld:4. 435.
OOlldJ.Uou
(1) StAtern4lnt lDo on. p&ralTaph. ot
lea". thAt I..... lITee4 not to .....
move lI~uJpm.nt aatn &.11 loaOOll.tII
had bun lItttled "DPUed oolY In ....ut:
ot luue's detault In rent, bl'tach of
coveDa.nt. ma.lJcJoWl dam...ln.. or
bankTupcoy ",ben .uch puanapb
oommenoed "'Hh ttatement that LD
OVftut at dlltAUlt In tent, bn&k.lnl' at
oov~n&nt, m...Uolou. Injury, or ba.nk..
rupt(!y Insor bad r1,bt to r.,-eMer. to
cUlItro..ln, and to tint Ilea. &rId "here
none ot .uob nent. ha4 occurre4
IUlIu wu .0tlUed to remove tQuJp..
ment 10 aooordlnol with prtvtuu.
paral'nph liY'ln. I.ultl rtrbt at r...
mova.1 u Inn, u 1.51011 l"utore.1. LtId
upaJr~d pr.mJ....
Wl,.-Wortb .... K.lloy Co., U' ~.W.
2d 71. 22 WII.24 III.
(3) Under I.... .tvin. tenant n,be
to umove .qwpm.ut pl&c4Id OD. pnm..
l.tu At termtoaUoD. ot luu It' reat
tbereunder bad been ,Lid. t.D&Ilt
wu l"t.IUed to l.mov. eQuJpment
placid thereon It r,at due tor 0001.1-
panc, ot pr4lmls.. uoder &,,"em.tat
tor r.ductJon ot rut bact b... tuU,.
paJd. ... 10nl' u "wpm.at culllcl be
remtJvld wIthout 4&ma.. to .p.....
.tructur. upon 'nml....
Ar1I.-P,fl'1' T. lVmer. U P.~4 ....
IT .vI.. III.
1\
,
I:
DEFENDANT
EXHIBIT
6 317 LANDLORD & TENANT
Itricting, or claJming to restrict, the tenant's 01'(11-
nary right to remove such property are to be strictly
construed, and may not be extended by irnpliciltion.9:1
\\'here a tenant is ,h'en a stipulated time for re~
moval or his personalt)., he is liable for retaining
pou-es,ion of the premises for such purpose after
the time fi"ed." The right of a t,nant to remove
propert)' as prol'ided in the lease ma)' be 100l by his
remaining in ponei!lion of the premises for an cx~
tended period without removing the property.H
AbondoHmlml. Ordinarily where the tenant does
not ren\O\'c his property within a reasonable time af.
ter the termination of the tenancy) it is presumed
that he has abandoned the property,HS However,
It has been held that a le"ee's right to chattels
which he placed Oil the demised premises may not be
extingtlished by implication oi an intention to aban~
don such chattels,U.l0 and a tenant"by iailing to reo
move personal propert)' at the termination of the
lease, does not abandon such property where it is In
custody of law by virtue of legal process,'H,15
5lC C. J. S.
c. Duty to Permit Removal
Th. act of " landlord In wrongfully pU'lentlng the
outgoIng tenant from r.moYlng peuonll proplrty constl,
lute, I convtnlon 10r WhiCh the landlord I, IIlbll.
Where the landlord prel'ent. an outgoing t,nant
from remo,'in.. personal property belonging to th.
tenant, the latter ma)' treat such conduct as a con~
version by the landlnrd, anti lue for the value of
the property... \Vhile a rightful re.entry anJ tak.
ing possession of the premises by the landlord do not
of th,mueh'es constitute a conversion of the personal
propet1y of the tenant upon the premises," the land.
lord is liable for any unlawiul conv.,,;o. of prop-
erty of the tenant, notwithstanding' the landlord is
Jawfully in possession of tbe premises~j aiter the
exercise oi the rirht of re-entry,!)8
According to som~ authorities the lanalod has 09
right to retain the tenant's goods.99 or to hinder
the tenant irom removing such goods,l for the pur.
pose of enforcing the payment or rent in am~3rs,
and such retention or hindrance is an unlawiul act
IfL lld.-RAacb " Sate DeposH oS:: Kr,-Helm v, Leader, ~g~ S."', ~~8,
Trt.1lt Co" 111 A. 131, 136 Yd.. US. In; K}', 379-
n.. L&.-Adam. v. Jett.raon Saw I ~o,-ChIlPp'e v. L.ubt1te nerlnln~
.14m Co,. Ltd" 1 La.A. (Orleans) Co" App.. 89 S.W.:!d 5H.
Zll. ~.J..-Coben v, Korol, 'is A.~d 6::!), 0
S,J,SlIpet. 18:1,
.... Atk,-WIIson v, tJ4vls. 153 S.W. N',y,-M&rder \'. Heinemann, 100 :-;,T,
24 171. :10:! Ark. 1%7. S, :!30, 114 Ap",DIV. 1!H,
"'" Ky,-GollS v. Bluet, 411 S,W,:!d TeX.-White v, Cadw..llll.der .t: Co"
10. CI\\...\pp.. :!99 S,W,:!d 189, error re-
fused no rllverslble error-Shelton
S1L1e na~o4 y, .'arrell, CI\',"\pp" 5~ S.W.:!d 109:!
A.bandonment ot property by tenlllH -Lottus v. Ro.y, Ci\'.App., H S.W,
to tuch txtent as to Vett Utlt and ::d 1034, err(lr dl!'lml!lsed,
control In landlord Involvt!I t.n act ot I. Wro.-,DIl}' \'. Smllh, 30 P.:M 78G, "0
ab&ndonment ooupled wllb &n Intent WYo. i'o1~.
to abt.ndon, and the act of "abandon- 3& (~,J, p Gf note 37.
meat" occurs with th, expiration or
forfeiture of the leulI lL1d the Inv- .et~al to aUow rtmonl onr road
lar at propert)' upon the I....ed prem- \\ here landh,rd leultd land to ten.
...., and the "Intent to abandon" II LIlts who &],.0 IOMe-d from another
ma.nlttated b)' the failure of the ]u. adJolnlnr 'and, Iloeen to whlcb could
... to remove thll property within a be .aln~d only b)' WI r of road o\'er
rtuon"bl. Ume, landlord s property, and b.ndlord Ie-
Ql.lluced In use of such road to IUt
L&.,-DonlleU v. Orl7', App., Sf So.~d to the adJolnlar ltned preml9tll,
'41. ~'Vtrled on other .rounds landlord'. rerusa] to allo" removal,
n So,~d U, 15 LL .,7. over luoh rOad, of personalty which
I'rDPIII17 RbJ.at to ,baadO.DUDt: bad be,," located on the adjoinln.
Dootrin, of AbAndonmtnt IPplles I l..nd, when tenants were In detault
only to flJ:tures and not to hou.sehold In pllym"nt ot rent, ooJ\t1tHuted con-
roooa Ind other pertOhalt)'. Version. trruPltcUVO ot tlct that he
N.Y.-Reloh ". Cochran, iii N.Y.S, 735, had ne\'er ,ranted thllm .. formo.l
114 App,Dlv. lU, rl,ht ot WIY with reSllllct to .uch
Tanart v. Gmbr, ~.. S,T,S. 38:, adJolnln<< land, and landlord, h)' hi"
1St Mlac, 150. aoqu!lI8CellCll, waa e,topped to denr
....10 'F'L--Derry y, HelMI Moton. that he had .rh'el\ .such rl,ht of wnr
U A,Zd :I7t, 16:: Pa,Supu. $::, Cnt.-Kulln,er ". Orgnnic Fcrt.lllt.
""15 Qr.-Doher v, Ukas. lnv, Co" en, lno" 3l~ f',=~1 : I~, lul C..\,Zd
10 P,~d 350, 131 Or, 121, 7H,
IL Cal,-Su'umu JIIUY. ,.. Howard, "'''Quell!. hllbr
149 f'.::d 668. lU C,A.%d 13~-- Ta.kJnr at proptrty of IUllIlll by
Wtb.ter y, Snhel4t, US P,2d '03. '''..or when only a .mall .moun:
101 a,A,3d un, .... due on rent without dllmll.nd
11l,-fIIPPI. y, D. Pule, 11 IH. 6:1, therefor, Ind rduaal to return pett.
806
. son:1lt)' In bulldln. alter demand br
lessee, constituted a con\'IJ~lon ot
pllrsona.1t~' b)- 1"54r, notwitbsto.ndln,
SUbSlIQlltmt tonder to Ius!!'!.
Tex.-Harndtn v. :McKlnnef, elf,
App" 103 S.W,2d 86~,
ge. ..\!II..-Pt1aoe.. Amusement Co.
v, Smith, SO So, !)7~, lit ..\Ja.. H~,
Or.-DAck.U! .., Wut, Z05 p, S=3, 10~
Or. l~!).
36 C,J, P 60: note 08.
97. Conn,-Za.lonskI v, :\!cl(ahCn.
elr., ::::0 A.Zd 33,
Mlnn,-Wllson v, Lynard, :OZ :\,\\",
713, lU Mlno. 135.
9B. 'MIs.s.--Clark v, Servlt:e .\utl.' C~'
108 S(I, lOt lfJ Miss, 60~, H A.L...
Sll,
la. :-'-.Y"'-Scott v. Brol'lninr BusI:
non Service. H N.Y,S.=d ~:7. 1:~
MIsc, 63G-9mlth y, Hut, U 1\,
T,S. 1127, 3f, Mite.. :u.
W.... of Un,
Landlord bad no rtrht to wl~
bold. pO......OD of tenant'. turnl,
tu.... 'Vtn tbou.b rllatlOD.blP 0
landlord and t.nant hid t.rmlnltrd.
"'. here 1a.n41or4 ba4 no Uta OD tU'l"
n!tun fOf rtnt or .tofU",
S'.Y.-.Tauart ", Grab)., ~SG ~.f,S.
382,150 MI!Je. 156,
puc.nta,. ot 1&.1..
Store rentlnl' dJ.'lpll.1 9pnc~ ~~;
rood, t(, corpor:Hlon which !.:t'pt tl n
thereto could not retain pO:Jst'~!'~
10r corporAtion's tallura to pi\)' pe .
!'lont..,e of ules u acreed. T
WI1'!..-Buaklnghlt,m Radio ~CM~~ W:
Porslon FurnIture Co" .11 ,.
:U~, 191 Wls, 391,
nll:,l.
1. N.Y.-Saott Y, Drow-nln' ,_ 15
08'" Ser\'lcl:, :14 N,y,S,::d Z~" I
Mlsc, 630,
DEFENI
EXltl B
/112 t
t.,
~ 5:29
CHAPTER FIVE
by statute." Second, the basic test for determining a fixture has
been substantially changed. Annexation is not considered the
sole, nor the most significant, criterion. As stated in the leading
case of Teaff v Hewitt," a chattel becomes realty-and thus the
property of the landlord-.when the party making the annexa-
tion intends:
to make the article a permanent accession to the freehold-
this intention being inferred from the nature of the article
affixed,-the relation and situation of the the parly making
the annexation, the strueture and mode of annexation, and
the purpose or USe for which the annexation has been
made."
Thus, in addition to the basic requirement that a fixture be In
some manner attached to the land," American courts added the
condition that the attachment must have been with the intent of
making the article a permanent part of the realty belonging to
the landlord," or with the Intent of abandoning it." Further, it is
36. Several state. allow e..nants to
remove anything aJfu:ed for the pur.
pose of Ittrade. manufacture. orna.
ment. or dom..tic use," E.g" Cal. Civ,
Code ~ 1019: Idaho Code ~ 55-308;
Mont. Rev. Code G 67.1307; N,O. Cent,
Code ~ 47.0&.04; Okla, Stat., tit. 60
~ 334; S.D, Comp, Laws ~ 43-33-3, A
Wisconsin sUltute allow, removal of
any fixtures added by a tenant "for
his convenience" as well as those
added "for purposes of trade. argricul.
ture or busine..... Wig, Stat. Ann.
~ 704.05,
37. (185311 Ohio St, 511.
38. Id. at 530 iemphanis by courtl.
30. Although considerably d....m.
phasized. the requ]rement of anoua.
tion or attachment to the land or
something appurtenant thereto is still
generally considered to be a prerequi.
sie.. for finding thai a particular chat.
e..1 h.. become a fixture. Several
states have adopted the follOwing stat.
utory definItion: "A thing is deemed
to be a/fixed to land when it is at.
tached to it by roots as in the c.... of
trees, vine.. or shrubs, or embedded
in it, .. in the ca... of buildings, or
308
permanently attached t<l what is thus
permanent, .. by means of cement,
plaster, nails, bolts, or screws." Cal.
Civ, Code ~ 660 (the California statute
h.. an exception for growing things
to be severed under a contract of
sale I: Mont. Rev. Cod. ~ 67.209; N,O,
Cent, Cod. ~ 47.01.05; Okla. Stat. tit.
60 ~ 'l; S.D. Compo Law. ~ 43.33.1; cf.
Ga. Code Ann. ~ a5-105, which by ill>
terms does not actually require at.
tachment, but merely provide. that
anything intended to remain pel'ma.
nently in its place, though lIot actu.
ally attached to the land, is a part of
the realty.
40. Auto Acc.ptance Loa..~ Corp, v
Kelm (19621 18 Wis 2d 118 NW2d 175,
Compare George v Commarcial Credit
Corp, (1971. CA 7 Wi.) 440 F2d 55]
(bankrupt's actual intant w.. to affix
mobile home to land; he epplied for
building permit, removed wheels. etc,)
with United States v Shelby County
(l~74, WD Tennl 385 F Supp 1187
Ontent of landlord and tenant was
that mobile home remain peroonalty
and not become part of re.1 est.ate; as
such was lmmune frum taXI.
DF.F
F.XlI
1113,
~ 5:29
CHAPTER FIVE
The broad right of removal Is subject to a major qualification
-It must be accomplished without subsalltlal damage to the,
realty." . This requirement has been codified in a number of
states." The cases are not consistent as to what constitutell
been given corL.iderable weight in d..
termining whether a particular object
has become a fixture in other rei..
tionships. Lesser v Bridgeport City
Trust Co, (1938) 124 Conn 59, 198 A
252, 123 ALR 687 (involving mortga.
gor and mortgagee), it is more often
ignored or at least discounted in land.
lord.renant cases, Handler v Horns
(1949) 2 NJ 18 65 A2d 523; Uttinger v
Koopman (1957) 46 NJ Super 443, 134
A2d 824.
M to whether particular lrems
have been considered fixtures by the
courts, see the following Annotation.;
Electric range as fixture as between
mortgll6or and moltagee or S~CC09llOr
in inrerest. 57 ALR2d 1103; Carpets.
linoleum, 01' the like affixed by a ren.
ant as fixtures. 55 ALR2d 1004. 1048;
Air conditioning plant, equipment, aJ>'
paratus. or the like as fixture, 43
ALR2d 13'18; Amusement apparatus
or device as fixture. 41 ALR2d 664;
Sprinkler system as fixture. 19 ALR2d
1300; Doctrine of constructive annexa.
tlon as applied to plumbing and heat.
lng materials delivered to premi.es
but not installed, 10 ALR2d 207; Elec.
tronic computing equipment as a fix.
ture, 6 ALR3d 497,
46. See, e.g., Kenneaily v Standard
Electronics Corp. 11966, CA6 Minlll
364 F2d 642; United Star,es v Lambert
(1937, DC Neb) 362 F Supp 609;
Sparkman v Etter (1970' 249 Ark 93,
458 SW2d 129; Empire Bldg, Corp, v
Orput & A.ssoclato\lo, Inc. 11975, 32 III
App 3d 839. 336 NE2d 82; Premon.
stratenslan Fathers v Badger Mut.
Ins, Co, 119701 46 Wis 2d 362, 175
NW2d 237,
Although this is conceptually the
correct way to describe the develo\>,
ment of American law dealing with a
tenant'. right to remove chatrels he
brought upon the prenlis.. during his
310
tertn.-that is. to view the basic fix.
tures rule of non. removability as be-
coming less applicabl. to tenants
through a con.tricred d.finition of
"flxtur." (I.... part of the realtyl. and
the trade fixture exception as becom.
ing more applicable to tenant.'
through an expanded definition of
"trade fixture"-the cases do not b..
gin. to approach consistency in thL'
regard. It is necessary. therefore, in
order to detect any coherency in tho
cases, to use such general terms as
I. removable fi.xtures" or "annexa.
tions" to cover both items which are
held removable because they do not
qualify as fixtures. and therefore are
personalty, and items which, though
fixtures. are within the trade fixture..
exception and therefore removable,
Although technically imprecise, suc~'
terminology has been employed in
succeeding sections on this subject.
47. Eg.. Kenneally ~ Standard Elec-
tronics Corp. 11966. CA8 Minnl 36<1
F2d 642; Re Factory Homes Corp,
(1971. WD Ark I 333 F Supp 126;
Abramo v Ploener (1978, Dell 394 A2d
758; Wetjen v Williamson (1967, ~'la
App Oil 196 So 2d 461; Empire Bldg.
Corp. v Orput & Associates. Inc.
(19751 32 11l App 3d 839, 336 NE2d 82;
Frost v Sehnikel 119311 121 Neb 784,
238 NW 659, 17 ALR 1381; Winquist
v Pitchford's, lnc, (19'141 269 Or 339,
525 P2d 93. See generally Note, Fix.
tures in the Landlord.Tenant Rela.
tionship, 34 U. ChI. L, Rev. 617, 623
(1967),
48. Several ltates have adopted the
followln, ltatute; "A tanant mBY r..
move from tho demleed preml_, any
time durin, thl continuanco of his
term. anythin, affixed th"eto for pur-
JlOlI8I of trade, manufacture. orna.
ment, or dom..t", UIe. ir the removal
TENANT OBLIGATION.
"
"substantial damage.
though It required d
d. ,
concrete foun attons,
moval when only surf,
A more reasonable
his chattels, regardle>
provided he reimbun
removal. As has beel
both the landlord, si
not be diminished, a:
his chattels or repla(
In addition, it would
economic waste, sinc'
articles having a re
repairing the premi;
18 effected without
ises unless the thin
ler in which it ix af
tegral part of the p'
COOe ~ 1019; Idaho (
Mont. Rev, Code f 67.131
Code f 47.()6.04; Okla,
f 334; S.D. Comp. Law:
also Alaska Stat. f 38,00
lessees to remove
placed on state lands ....
after ternllnation of ~,r.
moval will not cause ,
age" to the land,
, 49. Rothery v Dohr
Neb 259, 240 NW 296
Note, Flxt.ures In .t.he
ant Relationship, 34 t
617,623-24 (1967',
50. Shielda v Hansen
349.230 NW 51.
51. Gordon v Cohn
193. 30 P2d 19; Gra
auckle (t948J 30 Was
P2d 858,
The failure or the c
late a latiafactory te",
U1ubstantial damage"
the ract that there i.
promi.in, the claim-
that the dam8l!e In
DEFENDANT
EXHIBIT
TENANT OBLIGATIONS
~ 5:29
"substantial damage." Some cases have allowed removal even
though it required dismantling Ii brick wall," or tearing up
concrete foundations,'" while others have refused to allow re-
moval when only surface damage to the floors was involved."
A more reasonable rule would allow the tenant to remove all
his chattels, regardless of how perlllanently affixed to the realty,
provided he reimburses the landlord for damage caused in the
removal. As has been pointed out," this solution would protect
both the landlord, since the original value of his realty would
not be diminished. and the tenant, sinee he could freely install
his chattels or replace existing itellls without fear of forfeiture.
In addition, it would tend to settle disputes with a minimum of
economic waste, since presumably the tenant would only remove
articles having a resale or use value greater than the cost of
repairing the premises.'" Variations of the reimbursement rule
cp be effected without injul'}' to the
premises, uni. the thJng has. by the
manner in which it ill aJlixed, ~ome
an inte,ral part of the premian." Cal.
Civ, Cooe ! IOt9; Idaho Code ~ 55-308;
Mont. Rev. Code! 67-1307; N.D, Cent.
Code ! 47.Q&<lol; Okla. Stat. tit. 60
! 334; S,D. Comp, Law. ! 43-33-3; see
also Alaska Slat, ! 38,05,090, allowing
Ie..... to r.move Improvements
plac.d on Slata lands within 60 day.
aft.r t.rmination of the lease if re-
moval will not cause "Injury or dam.
ag." to the land,
49. Roth.ry v Doh.... (1932) 122
:-I.b 259. 240 NW 296. See generally
:-late. Fixtures in the Landlord.Ten.
ant R.lationship. 34 U, Chi. L. Rev.
617, 623-.2411967l.
50. Shields v Han.en (1930l 201 Wis
349, 230 NW 51.
51. Gordon v Cohn (934) 220 Cal
193, 30 P2d 19; GratfeU v Honey.
.uckl. 09481 30 Wash 2d 390, 191
P2d 858.
Th. failure of the courts to formu.
late a .atisfactory te.t for measuring
".ub.tantial damage" may be due to
th. fact that th.re I. no wav of com.
proml.ing th. claim-if It . is found
that the damage in r.moving the
chatt.1 would be sub.tantial, th.n the
landlord retain. it, with no compensa-
tion to the tenant who bought and
ins~'Illed it. On the other hand, if It is
found that th. chattel could be re-
mov.d without .ubstantial damag.,
th.n the tenant may take it away.
appar.ntly without ev.n paying for
the I....than..ub.tantial damage to
the pr.mise. caused by its removal.
Ther. or. apparently no cases decid.
ing whether a tenant, in the abSElnce
of .tatute. must reimburse his land.
lord wh." removal of a fixture causes
minor damage.
52. Not.. Fixtures in the Landlord-
T.nant Relation.hip, 34 U. Chi. L.
Rev, 617, 625 11967),
53. In some case., money damage.
may not be sufficient to protect the
landlord'. interests. as. for exanlple,
wh.r. the chattel is an integral part
of a functioning economic unit and
cannot be r.placed. [n .ueh .ituation.,
th. COllrt .hould be allowed to fashion
.uitabl. equitabl. reU.f, .uch a.. al-
lowing the landlord to r.tain the
chattel. by paying th.ir value (or
rental valuelto the tenant. Note. Fix-
t\lres in the Landlord.Tenant Rela-
tion.hlp, 34 U. Chi. L, Rev. 617, 625
(1967),
311
DEFENDANT
EXHIBIT
1I13C
I'
I
i
j \
11 i. I
111
I j
Ii
111,1'
" I
II
FINANCIAL TRUST COMPANY,
Plaintiff
: IN THE COURT OF COMMON PLEAS
: 01<' CUMBERLAND COUNTY,
: PENNSYLVANIA
v.
9'- 11ft; ~/?r
1998-
: IN EQUITY
RONALD L. KEPNER
Defendant
: CIVIL n:RM
NOTICE
YOU HAVE BEEN SUED IN COURT. IF YOU WISII TO DEFEND AGAINST
THE CLAIMS SET FORTH IN THE FOLLOWING PAGES, YOU MUST TAKE ACTION
WITHIN TWENTY (20) DAYS AFTER TIlE COMPLA1NT AND NOTICE ARE SERVED,
FILING IN WRITING WITH THE COURT YOUR DEFENSES OR OBJECTIONS TO THE
CLAIMS SET FORTI-I AGAINST YOU YOU ARE WARNED TIIAT IF YOU FAIL TO
DO SO, TilE CASE MAY PROCEED WITHOUT YOU AND A JUDGMENT MAYBE
ENTERED AGAINST YOU BY THE COURT WITHOUT FURTHER NOTICE FOR ANY
MONEY CLAIMED IN THE 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 HA VE A LAWYER OR CANNOT AFFORD ONE, GO TO OR TELEPHONE
THE OFFICE SET FORTH BELOW TO FIND OUT WHERE YOU CAN GET LEGAL
HELP.
Cumberland County
Bar Association
2 Liberty Avenue
Carlisle, PA 17013
Telephone: (717) 249-3 166
[,
'.,'
"~;.t"
. .~.,
f(:,,";,-,.,c. )(.6' 'p,v,f'A
IS"G C#~,5'r,(o'le Sl'
C M-(I,S c.~
1',4 I )OJ~
, .
\
I,
i ,i
SY" .
"t', ~'
". h
~-
,,.
,'~
'.
-!})
\. I}i. !
'. ~'-
,
,
fIlS,
.',: - - -it;-
4
~~~, ?'
'-,
,,.
,
, '"