LANDLORD
AND TENANT
By
Douglas M. Bregman, Esq.
Bregman, Berbert & Schwartz, L.L.C.
Bethesda,
Maryland
Table of Contents
I. INTRODUCTION ................................................................. 5
II. STATUTORY REQUIREMENTS OF THE LANDLORD
AND TENANT RELATIONSHIP .......................................... 5
A. Introduction............................................................................. 5
B. Tenancy Defined.................................................................... 5
C. General Rules........................................................................ 6
1. General statutes covering all landlord and
tenant
relationships................................................................... 6
2. Residential tenancy statutes........................................
7
D. Holding Over......................................................................... 11
E. Duty to Mitigate..................................................................... 11
III. RESIDENTIAL LEASING ................................................ 12
A. Introduction........................................................................... 12
B. Lease Drafting — Generally................................................. 12
C. Lease Drafting — Residential.............................................. 14
D. Lease Drafting — Model Lease for Apartment
Building................................................................................. 16
E. Lease Drafting — Model Lease for Single
Family Homes... 45
F. Lease Drafting — Additional Lease Provisions.................... 55
IV. COMMERCIAL LEASING .................................................. 55
A. Introduction........................................................................... 55
B. Parties.................................................................................. 56
C. Term, Rent and Escalations................................................ 57
D. Additional Rent..................................................................... 60
E. Construction and Alteration of Building................................ 60
F. Assignment — Sublet.......................................................... 61
G. Defaults................................................................................ 63
H. Jury Trial............................................................................... 64
I. Option to Renew and/or to Take Additional
Space.............. 64
J. Checklist of Common Errors in the Execution
of the
Lease.................................................................................... 66
V. COURT ACTIONS ............................................................. 67
A. Introduction........................................................................... 67
B. Ethical Considerations Peculiar to Landlord/
Tenant Law........................................................................... 67
C. Failure to Pay Rent — Landlord’s Complaint for
Repossession of Rented Property....................................... 68
D. Tenant Holding Over............................................................ 70
E. Distress for Rent.................................................................. 72
F. Breach of Lease................................................................... 74
G. Miscellaneous Actions.......................................................... 75
1. Breach of contract...................................................... 75
2. Wrongful detainer....................................................... 75
3. Grantee’s suit for possession of land......................... 75
H. Tenant Defenses and Tenant Action................................... 75
I. Rent Escrow for Repair of Dangerous Defects................... 77
J. Jury Demands and Circuit Court Rent Escrow
Procedures........................................................................... 78
VI. BIBLIOGRAPHY .............................................................. 80
VII. FORMS ............................................................................ 81
Form
1. Landlord’s Complaint for
Repossession of
Rented Property ....................................................... 82
Form
2. Petition for Warrant of Restitution,
with Order ......... 84
Form
3. Complaint and Summons Against Tenant
Holding Over ............................................................. 86
Form
4. Petition for Levy in Distress ...................................... 88
Form
5. Motion to Sell Distrained Goods ............................... 90
Form
6. Motion for Order to Follow Goods Under
Distress ... 91
Form
7. Bond ......................................................................... 93
Form
8. Complaint and Summons Against Tenant
in
Breach of Lease ....................................................... 95
Form
9. Complaint ................................................................. 97
Form
10. Complaint Against Forcible Detainer ........................ 99
Form
11. Petition in Action of Rent Escrow/For
Injunction/Writ of Summons/Order of Court........... 101