TheRealtu BLe Book of Californiq,

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44 The ReattaBt 2 Booleol Callor a

Landlordand Tenant
B? C E ARNoLD

Reauisites oJ o Leosp- AliPns-Verbol Lcoses- When

o"i- kl'a" of Te ne!-Fo!(lble Detlri"er
n" ^i-i- -ei)trv dnil
iil)ifi" -u,paid R"nt-A Sub'LPos'-D"stru't;on
ii F"i-;u, -bptian to Purahas"-Prol1ctRepoir'Pte

NY peNoncompetent to aleedprcpertvis al*,:9Pl"Ii], t^lJ:'::

ih:':-#;.' ;;;"-il;'op"'r v *t'i"t' ian be deeded-mar^also.be
\:""i;:"'ii;;il";b-"'maite tor onp.dav or to.. lii:!{-1i1:
'"*" n"''i"i""n"lg
ifri'iJ'i;";;;l;;s.s :1, 1*:1';
lifiilri'ih'
i" ;,; io
mav-be
tacr
il'e"
"*::::'^.1",iilTilf
c6nsidorea.T.
thal in nftv
p^3it3tll.:1Y*1r:g
"J#',,,'1";
,lq lli.iiy-illl",^{:::
ru ;i"kl: ih; -; 'generallv
bv.the lessee
conirolledabsolutelv-
i,iir,ii''itt" pti,lr"itv
iTii;g'iii"iid;; ^"di,"n""o-""!l'",T:!9I:iUllI:j-^1T:"""J":
i:riiiri::.:li.;*""-ry:ir"x**r*':*":tH'i'LT"il:
iiii"i riia"
-i"a
u" no c'onlroloverthe propedv'
the leaseare carried out.
LESSEENEED No't SICN
a leasc,but a
It is cusl,omaryfor all parties concemedl'o sign
ti Dc lessol.is bindins if-the.lesseF accepta the
r"*" li*ii-i.iv
jKx",T'ii,";'ff
:"mi:lti*"-inl"s;:"r"l,l i3t!
'l"Tffll1lls'3
recorded.
iDqUISITES OI' A LEASE
lt is otrly necessary
There is no prescribed forrn of a written lease
pafiv lo occupv lhe premises upon
f^i t" irl." tie intenlion of one
iriJt-"i*i"",ii."aitionssratFd,a.nd lli"$i"i.:3J"1'l;iilXrT":it"J
occupancy; (b) the names-or the. lesso

*,1:1"*r"',f *iit*:":rl*"*t!:"'iJLi:'T'J-T':
J'ii,''.ii li l"'"'li-;;k'2 mersql6[qrsielease-rhis is pq't]f!'-?lY
ii"" i" tf," of a long-term leasa su'h as for fifty or nrnely-nrne
or
u"i.sl *r,"te the properiy may be under lhe same leasefor.two
""""
o'""il:::'"Tlo'T?
ifi;Ti!l;':'r*^?"t""11""1;{1
ift:."""Jfiil
vtded for.
I,AND TO ALIENS
tn California lancl cannot be leased io an alien for agricultural
purposes. unless he is eligible lo cii izenship'
 Tht Ii.rlttj L]ltt liot'lt t)i ( (lifotit)a 45

The snm€r€sr|j(:ljor is imposcd l)on colnprrnies,ls-iociations and

coryolalionsir rlrich the majodty of issLred(npit:rl stock js oNned by
suchaliens,o]. if a nlajolitt'of thr: rrenrbclsatc srclr alicns
!F,ITEr\I, I,iIASDS

A lcrs. n]llrlclol m()rf th.rn one rorr musl Lrein \lritinlt. bLrta
velballensclor onc Ic:r'or lcss is bindine.'.As .r ple(xutjon:Lsair)st
frlurc nisnndclstlndirgs, ho\\cYer'.i1 is good pr:rcli(e in thc (ase ol
moDtll-to-nonthtc :rnrifs ro st:rtc tliis conrliiion clexr']) ir1 the first
receilt lor lenlal r (i to r.t^i loI thc filcs a calbo r.opr of thc
receiPt.
]ilNDS 01' T]'NINCY
A lcrsf nrnr bc.lxss.(t is.r nio th lo-rnonth tenrnr\, x lerrLncJ
f o f s o l ] n . o t h c f d . f i r e ( t i c r n r . r 1 e n , 1 ! , ( \ 'a t \ 1 i l l o r : r 1 e , r a n ( ! a i

xto\1ll 'fo xtoi\'f ltrNA^'( \

A n n r | t h L r )r r o f t h L e I n f ( \ o r ( L r ] s \ ' l ' e n f o l c r f ' r ) l 1 e r r . 1 n ( ]r s
a ( r ' c e du p o n . r n d t h c l o r t i s f i , l l r ( t c . l n l o n l h l ! . c i l - h c r i n : i d l r r f e o r a i
thc erd 01 th! month.
'flt\iNcY,\'l \1:ILt_

A ienrrc)-rl \iil is (ferted \hen 1h. trenlisos t{ie |el(l by r|

o c c L r p a l lu f o n t h c r r d . t s l f ' r d i r s lhrl hc Inusl \rc.ll! e1 in! tjrn.
u p o Dr ' . f e i t r l o l t ) r ' o | e l r o i i ( e .

l lri\]\NCY I'l SLIl lltAN(lll

A l€nanrt 'Lt suiTrx|cc erists \rh€n poss{issir,rori!.iral,es la:\\'

fully,but is hcld o\.cr 1\'ithoLrtthc .onserrtol ihc .\rncf: in this crLse
the iena l .an bc rcDrolcd rt :url tirn..
A LOD(iI]R
A lodgeris rLtrfl.sr,r\rto occLrpics tult .,f r bujldir!
\yhichis occupie.lor'(onlrollc(l b! rorhcr p€r'slnr l1 a terla t |errts
pxd of a room to a lod!.cr fol drl.cll rg tlurlloses thc lodscl. js orltiilcd
by larLt., the crltiIc roonr, c\'e)i i1 nr .ls|eerfent to tlre rontrar'\' is

NHEN RI]N'l' 1S ])UE

As the l:r$ pro\ id.,s th:rt rc]rt is rhr€ rt thc cnd of thri triling, rnr-
lessother$'isc^slerd. it is nell to hr\'c r definitc u delstendirs in
the caseof a vclb:rl lc.isc. if lentals nr'.i to bc pri.l i adr^nc..
I:ORCllll,l,lll\'fRI
A |.1son is guilt) of forcjble cntlr iI hc tnlilis |osscssioD of
!1-opel.il'br ble,rliin:r thr'()ugh doors. \'indoNs or' olhcr parts of the
b u i l d i n s , o r i f h l r o b t . l i n s p o s s c - s s i o nb 1 ' t h r e l t s o r \ ' i o l e n c e , o r a f t c r
enteli g fc:Lccabb, b1- r'emolir1s the pel.sorl in possession by folc€
or nenaciIrg conduct.
tol(-tll-u DIlTAlNlR
He is guilty of foi'(lLrle dclcirrel. if he ulrlxwtully holds ]rcssession
of Ieal plopertv br tbreals or force, oI jl he holds possession unlaw-
46 The Realtq Bkte Book of California

fully and refusesto vacatefive daysafter.receivinga proper five days'

notice to sun€r'rderpossession.
FI\,T DAYS' NOTICE
In cases of forcible det:riner ol for.cible eDtly the law requires
that five davs' notice be given befor-esuit is filed_

LEASEBY ACENT
A iease of more lhan one yeal nade by an agent for the otvner
is not valid unless the owDer has given the agent authority itr writing
to make such a lease. An agent can ot delegate his authority t;
another unless h€ is autholized to do so by the plilcipal.

RENEWAL
A clause may be inselted iD a leas€ giving the lesseethe riqht of
|enewal lor a staled tcfiod a||d rhe lpssppmusr eirp nolice of his
inrantion 1o rcnew bFfofp the c\pi,.rtiolr of rhe lease. Irr carpsol re-
newal clauses it is well to provide in the lease that iesseenust sive
w r i t t e n r o l i c F t o l a s s o ro f h i s i n t p r l i o r I o r e n p u w i t h j n r , i n e t rd l = e v s
prior Lo the e\pitalioir ol rhe lesse. Whefp ther'. is a rpnpwala rew
lease should be wlitten. In case the lease provides lot an e*erLsiun
no notice is rlecessaly, as th€ l€sseemay shorv his intention by simply
remaining in possessjon.rnd paying his rent.

TiMD LlMIT OF LEASDS

City lots in Califortria cannot be leasedfor a longer period thaD
ninety-nineyears,but city property belongingto a municipality or to
minors and incompetentpersonscannot bb leasedfor more than ten
years,exc€ptingthat submergedor tide tandsor landsadjoining may
be leasedby a ciljy fof industdal purposesfor forty years,unlesscon-
trary to the plovisions of the grant ftom the state. A leaseof agri-
cultural or horticultural land in California cannot be made foi a
longer period than fifteen years, excepting such land owned by a
municipality and upon which is discharged sewageor waste w,ter
may be leasedfor twenty-fiveyea$.
I,EASE BY TRUSTEE
A trustee may leaseproperty if it is for the best interestsof the
beneflciaries,but not for a longer period than the existenceof his
trusteeship.
ASSIGNMDNTS

A lease may be assigred if no contrary provision is contained in

the lease,but an assignment does not relieve the lesseefrom his obli-
gation to the lessor, neither does this fact lclieve the assigneeof equal
obligation to the lessor, unless he re-assigns or surrenders the leaseto
the.lessee. In the case of long leases, such as fifty or ninety-nine
yeaN, it is customary to insert d clause which will relieve the lesseeof
his obligation to +he Iessor if the lease is assigred oI subleased to
 Ttu Rt ltI l]llu Itt))1,: 47
someone arceptalrleto the lessor, othc)wisc the lessc€ nright bc actin,r
assuretyfor. the assigneefor thc b:rtrrrceot hjs lifc.
In nrany lerses it is st:1tedthn1.lhe lesseeca Dot nssigrror- sublet
luithout the conscrt oi the lessor.. ltowever, jl assigrrrnint is nrade
without lhe l€ssol'sconscnt but thc lessor.lrrepts l.eni 1\!nI th(r
assignea, thc assisnmo|tbcc(,rDes bjlldirg.

a ,!tru_Llt]\sD
A sLrbleaseis vlrcr. A lesscerents ouly:r ltr)r.tiolloI his lcnsed
p r p m i s er 4s .^n-, - -. |..r i. t. , . t . . . . r . n r t r . . r . i s . ;;
l',,
t c a s p . oNf , i o r ? ,p t p ; r : . . , 1 .",...r,r i n t.,t I
.,.r,,
I o , . . . r . . , , . . ,f r i . L,ur
ll the aj! ..11l,, - .. r'. ,I.,1 , I r, r,r n r,i. J",,,.,
r r r s g c n e l r I N I l r s s l r n lr . r j l .
_ A.lessccn]at sr)blcase it thefe is rjo1:oIrtIrr\. 1r.0\ision iD his
i e a s eb, u t o t h e r r i s . l r e r r L r s t h a \ c t h . \ . r ' i t i e c o r s e n i o f t h c l c s s o r . .

srJB-TttNA\1.tlAy lltDVllNT c]\-\cELL,\IrON Or..t,r14St

\Vhcle a lerse is h\'futl\' cancclc(l bl- the lessoi. re Lights oI fircu-
p a D c yo f s u b J e l a ] l t s c e a s e. s \ l . c l l a s t h o s e o f t h c l e s s e c A s u b _ l e n a n t ,
h o l l e l e r ' ,m a r p t e v c t t h r . : l n c c i l . r l j o l l 0 1 l t r e l c a s e L , r r l a h ; , , e . g ( , o ; t i )
t h e l F s s o rh i s L L ] 1f u ] r l ( j l n r n d s n r a d c t o t h e i e s s e c .

UNPAID RrJ\I1'
I"l ' - r r r. .rt, Lr$1, jr".1,.t. .ij,r.r',,.d ,.,: I,ir. j,..r^,
l 0 . . 0 F . r , / r . . , r l , j r i J' " r o r ' . " r , . d , , . r . , r l . , l - . . f u , ; i r , , l a d
D l r r r sr r ' h ^ l . ' l u t i i r t u \ ^ l l , , , , . t . . . l t i e r . . r r , l r ^ r d, i , . r o t , . e , . u \ i ,
f o r ] e n t n o t I ' e i d u c . e l e i t t h c t c n . u r t h . r s l r c ( o | r e i n a l r . c a r . so r h a i
fofeited his lerse.
\,, ,t 1"ta, t L . N t. , k t , t a , \ ,
In the cascof Drorth-to rorth t(]na c\.thc l.urdlof(t m^v renr)\r
lhF u.-.rir. | , r" L -i,i, : I jr r.. rhirr\
d a j s" ,u,n. r^rf l ' , r r , \ i L t | | 1 , , u r , . , ^ r . r . , "i o .:.r b,
" . n ,t , . r i I ! . , j r \
r x k p l 'I h , l , I 4 l u 1 l , . i : , , , , , , r .i t , . , , | , . . . . 1 j , . , , ^ t . , , , , , r r r .

, If a la|d1old 1\'ishesio |erlo\. a L|i(lesi]nble rcllrnl who is

finaft.ialll resporsibla he \\'it1find thjs an ctlecti\. nrcttrodof rinror,i
i n g t h e t e n : r n t i l r o t i c c o f a c o r r s i . t c r ' : r L t1e. ] i s ei r r r . (r i j s
si|fir. becausc
the tenant is liablc to thc lar)ruord JoI thc tcurs siat€.i ill r., noti{,e
i f h e c o n t i n u c , si r l D o s s e s s i o n. , f t h c p ] ' e l n r s e s .

]\tltoN 1,1)tiIrNLA\l'FUt, Dltl.,\lNtrR

l.t",, ' , , l. | '-lj... r,ui".,r,,t . r , l , t r ru r . . r - . . - d j I u . , F
n r e n l r - . 11 l ( r . . : : s . r , i l , , l t o r | , j r . . r , - . , ,| ^ .r II a\\I]t
d e t a i r ) e r .b u t i f t h c t c n r l t i s i r r a r l c ; t f s w i i t r t h e I , . ' | 1 r e $ , c e _ a a r l
r,ii... i..r r r'.r.

DEI,I\DN\ OF NO']I('I]
In.r'der that a |otiftr mat,trc cfiectilc (a) it nruft Le deljrcred to
the tenanl pelsonallr, or (b) il this is noi possibtc a copy may be
4a The ReqlUtBIue Book olCal:i:!9!'N!r1
premises.or
handeil Lo a pcrsonbf suitablc age and discretionon lhe
a;d bv mailing a copv.to him at
.iirr" r*ia"l"* of the lenanl ,his
;; (c) jl his place of 'annot be lound a notrce
;;id;r;;, -residence premises and also
mus[ be Dlacealin a conspicuous place on the leascd
u copv mu"t be mailed lo his place of brrsiness'

WITNISS TO DELIVERYOF NCfTICE

thp serving
Il is a good plan lo ha\e a suitableperson lo $tjlnFss
ttio t'tolicesin ordcr thar the coud mav be salisfied th-al
uoa .^itlniot be
t;;;;;:";;rllv ;".ved, anal a 'arbon copv of all notices should
retalneo.
UNI,AWFULDETAINER
nol vacate
A lesseeis guilty ol u-nlawful.detainer(al if he does

*tilli"i*mln."l.::$i"'liS'.f il,i'?{":i
ihe
I
Iime bv
allowcd a
ffi;
lil"?i"il"'ilii.':
proper
.iio-air"" t*t ati"t';xnjrationof
lf the leaee
if,*"f"" ""ip"v lrom th. landlordto pav rent or-quitpossesslon.lor
""ii"; lands,however'hc is entitled to
"ou"o ""eti;utt"""t hJii serv'd with noticero quir wiihin sixtv davs
;;;,;--;;;;:;;i;" the con-
li:r"eriitdiipiiii;* of rhe term ol ihe lcase: {c) if anvof pcrform them
aiii"." tt* leasehave ben neglected and he fails to
"l
#thi" iti""u atv" after proper notice from the lessor'
IF LESSEE DEFAULTS

If a Iesseevacatesthe prcmises and r€fuses to carry out the t€rans

..r tit" i"i"tlit"l"""". mav sue for instalments of rental as they be-
;#i;; ;"-[; mav re-leisethe premises1o the best advanlaseand
;;;;"i;; ih" fi;"ii""i"",n" diffepnceb"tweenlhe total amount
i'"iiit",ia'"" irt" i"t 1"u"" ^no u'" lot t of the old lease
i"-oifre" *o"a", he can recover only "onsideration
the amount of damag€ he has
suffered.
RICIIT OF ENTRY BY I,ANDI,ORD

If a landlo{d wishesthe privilegeof inspecting leas€d,propedy'

put in the lease'
a ctauJ oroviaing for such inspe'tion should be the
6tii#i"iit"'iri.'.. r"*fur .igtti to Pnterthe premises
wilhoul
caries oul' lhe provisionsot
comentof Lhplessepas Iong as Ihe lPssPe
the lease.
UNI,AWTUL PUEPOSES

Shoulal a lessee usethe propedy for unlawfulpumosesthp lessor

is lawfuuy eni,itled cancelthe leaseand recoverpossesslon
to
ir
un lne
vrill be
iii?. rt"iia. li'" l"t,irorcl leaseshis pr"opprl'vknowins ihat
,liliil"t p"'dos- he mav be punished and furlhermore he
"iJ'rii"
J""oi ro"'o"iaid rent nor enforce the lease'
""co""t
DEPOSIT TO SECURE RENT
pay-
If a Iessortakes a alepositfrcm the lesseeas security foi the
tr"ni in" .""i tt" only retain a sufficient amount to reimburse
iiiniior"t toss of .ent l""ancsse ihe lesseefodeits the lease'
 TheReal,tuBl,ueBoohof Co"lifornia

LIENS TO SECUREBENT PAYMENTS

pmvides that the pboprietors of hotels, lodging houses,
a l furnished apartments have a lien upon the bag-
personalproperty of their ienants for proper charges
dations, but in other casesthe householdgoods,wearing
othervaluablescannotbe attachedfor unpaid rent. "In
lefers to leaseson dwelling houses,store rooms, lands
real prcperties, in which casesa chattel moltgage may be
ling howehold goods and other personal property, a mer-
of goodsor growing crops.

REPAINg

owDerof a building who leasestIe same Jor human occupa-

makeany repairs which afe neccssaryto make the building
and after t his is donp he is not liable for dilapida
by the te[ant. If the tenant movesinto a building which
a ft condition for human habitation he can, after a reason-
after giving notice to the owner, make necessary repairg
the cost ol such repairs from the rent if the expelse does
one mooth's r€nt. This applies to the various types of
lousesonly analnot to store buildingsand the like.

INJURIES CAUSEDBY DEFECTS

lessormay be held responsible for injudes causedby defects
dldina but rlot unless he had knowledge of such defects, nor
rhere the tenant had failed to notify him of the defects.

TENANT,S RESPONSIB1LITY FOR DAMACE

teDantmay be helalresponsible for any damageto the building
mrs due to his failure to use ordinary prudence aral cautron'
is unlavful for a landlord to build upon a portion of leased
without ihe consent of the lessee.

TERMINATION OF LEASE
leaseis automatica.lly teninated at the end of the specifi€d
or it may be canceledat any time by the mutual consent of all
interested. Ihe lessee,however, must vacate the premises in
with the terms of the agreement, In case of cancellation
t shouldbe endorsedon tle leaseand sigrledby all inter-
parties, or a separate ag?eementin writing should be entered

AT END OF TERM NO NOTICE IS NErcESSARY

Wherethe lease is terminated by reason of the expiration of its
trotroticeby the lessor of such termination is necessary,nor is it
that the lesseegrve notice to tlle landlord of his intention to
st such time. If tlo agre€ment for luture occupancyhas been
the t€nent must rot hold over one day or he may be held for
50 Th? Realta BIue Book ol Calilot ia

anotherterm, or he may b€ liable for-damagpsafter lessorhas served

him with three days' noticeto vacate.

DESTRUCTION OF PREMISES

A leaseis alsogenerallyterminatedby the total destructionof the

premisesby the elements,unlessotherwjseagreedin w ting.

DEAT1IOF PANTYAO LEASE

Upon the death of one of the parties to a lease the obligation and
the right to carry out its terms passeson to the e\ecuto$ or adminis-
tratoN of the deceased,if the lease is for a specified tem, but if the
lease is not made for a specifiedterrn it may be canceledby the execu-
tor or administrator of the estate of the deceasedby giving notice to
the surviving party to the lease.

PROPEN REPAIR

A lease may also be terminated by the less€eif the lessor does not
put the plemises in proper repair and condition for- occupancy, or if
he fails to secur'€possessionof the premises for the lesseeas ag:r'eed.

W}TERE LEASED FOR SPECIFIC PURPOSE

Where the leasestatesthat the premisesshall be usedfor a spe-

cific purposeand the tenant usesthe property for sonreother purpose
the iessormay ter"rninatethe leaseor he may hold the lesseerespon-
s'ble tor damages, if any.
UNPAID RENT

The lessol may cancel the leasewhen the rent is not paid accord-
ing to the tel'n1sof the lease,or. if not paid as provided by law where
time of payment is not stated in the lease. Rent is lawfully payable at
the termiDation of the hiring unless oth€rwise agreed, providing the
term of hidDg does not exceedone year.

TREtsLE
8,ENAFORI,IOLDINC
OVER
Should a tenant conlinu€ to occupy the premises after the expira-
tion of the time limit as contaired in a proper notice to quit, or if he
gives the landlord notice of his intention to vacate but fails to do so,
he may be compelled to pay treble rent for the time he unla${ully
Iemains in possession.
OPTTON TO PUECHASD

A clausemay be insert€din a leasegiving the lesseethe option to

purchasethe propedy durjDg lhe tel'm ot the lease. If the lessee
tende$ the stated pulchaseprice within the agrced time the lessoi
ran be compelledto delivera deed.