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  • So, you're here, no doubt, because you've gotten one of these:

  • "Failure to Pay Rent: Landlord's Complaint."

  • Simply put, this means that the landlord is asking the judge to evict you

  • because you didn't pay the rent on time.

  • Make sure to get to court on time, and bring your court notice.

  • If you are late, you may lose your chance to defend yourself.

  • First, check the court docket for the list of cases to be heard today.

  • They're listed by address, not by name.

  • The landlords, their agents, or attorneys are often in the hallway before court begins.

  • Even if you haven't paid your rent for whatever reason,

  • consider speaking with the landlord to see if you can either

  • resolve the problem or agree on a settlement.

  • But do not leave.

  • Do not allow the agent to handle the case without you.

  • The only person that can assure that you receive a fair hearing

  • where your side of the story is heard, is you.

  • Do not leave without the judge hearing your case.

  • If you do make an agreement with the landlord,

  • make sure to get a receipt for any money that you pay

  • and stay in court so that you and the landlord

  • can tell the judge about the agreement that was made.

  • Clerk: Case number 8651072008,

  • 7205 Eutaw Street.

  • Judge: Are you Theresa Jones?

  • Tenant: Yes.

  • Agent: We've reached an agreement, your honor.

  • Judge: Please state the terms of the settlement for the record.

  • Agent: Tenant agrees to pay 300 dollars to the landlord in rent and court fees,

  • and the landlord agrees to dismiss the case.

  • Payment was made this morning.

  • Judge: Do you agree with the settlement?

  • Tenant: Yes, your honor.

  • Judge: Very well.

  • So here's what just happened.

  • Theresa showed up to court, found the landlord's agent,

  • and they made an agreement as to how much money

  • she would pay to have the case dismissed.

  • She made the payment before court began,

  • got a receipt, and then stayed to make sure that

  • everything went according to the agreement.

  • You see, the burden of proof lies on the landlord.

  • That means that the landlord has to prove to the court

  • that they own the property,

  • that it was rented to the tenant,

  • and that the tenant didn't pay the rent on time.

  • The landlord writes all of this in the complaint

  • and swears it is true under oath.

  • If you are not there to tell your side of the story,

  • no one is going to do it for you.

  • Judge: Mr. Plimpton,

  • the complaint states that the tenant owes 75 dollars in rent. Is that right?

  • Landlord: That's correct, your honor.

  • Judge: Mr. Jones, do you owe rent in the amount of 75 dollars?

  • Tenant: Yeah, but I-

  • Judge: The court rules in favor of the landlord. 75 dollars plus court fees.

  • If you have a defense,

  • or don't agree with the charges, say so.

  • Judge: Mr. Jones, do you owe rent in the amount of 75 dollars?

  • Tenant: I don't agree with the landlord, your honor.

  • Judge: Go ahead.

  • Tenant: The 75 dollars is not a part of my rent.

  • It's a citation that the landlord received because the trash area isn't large enough-

  • Landlord: That's not the point, Marcus. You didn't put your trash in the right place.

  • Tenant: There was nowhere else to put it.

  • The trash room is not large enough for everybody-

  • Judge: You will be respectful in this court.

  • Please address your comments to the court, not to each other.

  • Judge: If you are asking the court to authorize

  • an eviction for nonpayment of rent,

  • can you prove that the amount of rent that the tenant owes

  • is classified as rent under the law,

  • and that the lease defines it as rent?

  • Landlord: I have the lease right here, your honor.

  • Judge: After reviewing the lease,

  • I find that the citation isn't classified as rent,

  • and the citation is not rent under the law in any event.

  • The citation therefore cannot be collected in this court.

  • The court rules in favor of the tenant.

  • The rental agreement is what tells both landlords and tenants

  • how they're supposed to deal with each other.

  • A rental agreement may be a written lease agreement, like the one Marcus had.

  • But an oral month to month agreement is a valid rental agreement as well.

  • Let the court know you have a defense.

  • In court, speak only to the judge, not the landlord.

  • Bring any evidence you have to court

  • such as leases, rent receipts, or letters or notices to or from the landlord.

  • Remember, to evict you for nonpayment of rent,

  • the landlord must prove that what you owe

  • is actually considered rent under the law.

  • Rent is the payment you make to the landlord

  • for use and occupancy of the property.

  • Some charges, such as utilities paid for by the tenant, may be considered rent

  • if they are included as additional rent in the lease.

  • Items that are not considered rent include

  • charges for citations or fines against the landlord,

  • even if you, the tenant, caused them.

  • Charges for maintenance, repairs or damages

  • also cannot be collected as rent,

  • nor can security deposits.

  • Your landlord may have the right to sue you in a separate case for these amounts,

  • but cannot evict you through Rent Court for these

  • because they are not considered rent.

  • Judge: Mr. Plimpton, the complaint states that the tenant owes rent in the amount of 230 dollars.

  • Landlord: That's correct.

  • Judge: Ms. Smith, do you owe that amount?

  • Tenant: No, your honor, I disagree.

  • Judge: Go ahead.

  • Tenant: The charges on the notice don't match the amount that I owe.

  • My rent is normally 600 dollars per month.

  • I paid 400 dollars, and I notified my landlord that

  • I didn't have enough money at the time to pay it in full.

  • I told him I would pay him the rest next week after I got paid.

  • Judge: Do you agree that she has paid 400 of the 600 dollars in rent?

  • Landlord: That's correct, your honor. She still owes 200 dollars.

  • Judge: The amount on the complaint says you still owe 230 dollars.

  • Where is this additional 30 dollars coming from?

  • Landlord: It's the late fee.

  • Judge: Were you aware that you would accrue a late fee

  • if you didn't pay the full amount of your rent on time?

  • Tenant: No, your honor, he didn't make any mention of any late fee.

  • Landlord: Your honor, it's written right here in the lease.

  • Judge: The law does allow the landlord to charge

  • up to 5% as a late fee if it's in the lease.

  • The court rules in favor of the landlord

  • for the amount of 230 dollars plus court fees.

  • Ms. Smith, since you have not paid your rent and late fees in full,

  • I'm going to enter a judgment of possession in favor of the landlord.

  • This means that the landlord may file a warrant of restitution to have you evicted by the sheriff.

  • However, you have what is called the right of redemption.

  • This means that you can pay the 230 dollars plus court costs to the landlord

  • up until the time the sheriff comes to evict you.

  • If you pay, the eviction will be stopped.

  • But if you don't pay, the sheriff will evict you.

  • Clarisse now has a judgment of possession against her.

  • But that doesn't mean that

  • they'll change the locks on her doors right then and there.

  • Let's review.

  • In nonpayment of rent cases, the landlord is claiming that

  • the tenant did not pay a certain amount of rent when it was due.

  • If you disagree with the amount of rent that the landlord is claiming,

  • or do not understand how the landlord came up with that amount,

  • tell the judge you have a rent dispute.

  • Explain your dispute or questions to the judge.

  • Make sure the judge is clear about any partial payments you have made.

  • Bring your evidence of payment to court,

  • including rent receipts, checks or money orders.

  • Legally, the landlord may charge up to 5% of the rent as a late fee,

  • but only if the late charge is written in your lease.

  • After hearing all the facts from both the landlord and the tenant,

  • the judge will arrive at his decision.

  • The judge will decide what is called possession:

  • who gets the property.

  • If the court rules in favor of the landlord, the tenant is subject to eviction.

  • The judgment will also decide the amount of rent and late charges that the tenant owes.

  • If the judge orders possession to be returned to the landlord,

  • the tenant may still have what is legally called the right of redemption,

  • and is informally called "pay and stay."

  • This means that the tenant may stop the eviction and stay in the property

  • by paying the amount of rent and late charges that the judge said was due, plus court costs.

  • Payment must be made by cash or money order to the landlord

  • anytime before the sheriff begins the actual eviction.

  • You can lose your right of redemption if you have 4 judgments for nonpayment of rent

  • in the last 12 months.

  • The judge can then order that the tenant has lost his right to pay and stay,

  • and the tenant will be evicted.

  • Judge: What is the complaint?

  • Agent: Ms. Johnson rents the property for 675 dollars per month, due on the 1st,

  • and it has not been paid.

  • Judge: Do you owe this amount?

  • Tenant: Your honor, I did not pay the rent this month because the repairs have not been in the home

  • and I'd like to escrow my rent until they are.

  • Judge: What's wrong with the house?

  • Tenant: I have some pictures of the water damage and the mold that's been growing.

  • There's also roaches.

  • It's just not a healthy place to live.

  • Judge: Have you notified the landlord before today about these problems?

  • Tenant: Yes, your honor. I called the landlord several times on the phone last month

  • and then I sent a certified letter.

  • The letter was postmarked and delivered over a month and a half ago.

  • Judge: Do you have a copy of the mail receipt?

  • Tenant: Yes I have it. It's right here.

  • Judge: Has the landlord made any repairs?

  • Tenant: He keeps saying that he will, but nothing's been done yet.

  • I'm afraid my kids are going to get sick. There's mold.

  • Judge: Very well. I'm referring this case to the rent escrow docket.

  • Ms. Johnson, you must contact the housing inspector's office

  • to have an inspector come out to that property.

  • I will schedule a hearing on the 20th of next month.

  • Now you both will receive notice of the hearing,

  • and both of you will be required to show up in court.

  • You will be required to bring rent payment for this month and next.

  • A judge will hear your evidence and decide if there are any substantial life, health

  • or safety issues on the property.

  • If there are, the judge may decide to order the rent payment

  • to be made to the court until the repairs are made.

  • If payment is not made, rent escrow will be dismissed

  • and the judge may decide to rule in favor of the landlord for possession.

  • Case is continued to the next hearing date.

  • If you have health or safety concerns about your home,

  • there are some steps you need to take before you come to court.

  • One defense of not paying the rent on time is if there are conditions in the property

  • that are serious fire, health, or safety concerns.

  • The tenant may ask that the court order a rent escrow.

  • Rent escrow means the tenant will pay the rent money into court

  • until the landlord makes the repairs.

  • Tell the judge that you have not paid your rent because

  • the landlord has not repaired these problems. Tell the judge what the problems are.

  • You also need to show the court that you notified the landlord and the landlord still did not

  • make repairs.

  • Bring any written notifications to court.

  • Your case will then be transferred to the rent escrow docket,

  • and another court date will be set.

  • You must schedule an appointment with the housing inspector to come look at the property.

  • At court, the housing inspector will testify.

  • You also will testify to explain the conditions and the notice you gave to the landlord.

  • The landlord will present his side of the case

  • and the judge will make his decision.

  • If the judge rules in favor of the tenant, the judge will order the tenant to pay back rent

  • and any future rent payments to the court clerk until the repairs are made.

  • If you do not pay the court, your case will be dismissed and you may be evicted.

  • The landlord then needs to make the repairs and have the housing inspector certify that

  • the repairs are completed.

  • Once the repairs have been completed, or if they are not completed within 6 months,

  • the judge will decide what to do with the rent escrow money.

  • The judge ordered a judgment for possession against you,

  • because you owed the rent but didn't get the money together.

  • Here's how it all happens in Baltimore City.

  • If you lose the eviction in court, you will have 4 days to file an appeal.

  • If you do not appeal,

  • move out or pay the redemption amount to stop the eviction.

  • The next notice you receive will be in the mail.

  • You will receive what is called a warrant of restitution.

  • This is an order from the judge telling the sheriff to evict you.

  • You will receive 2 notices of the date the sheriff has scheduled

  • to come out to the property and evict you.

  • 14 days before the date of the eviction,

  • you will get one notice by first-class mail.

  • 7 days before the eviction, the notice will be posted on your door.

  • These notices tell you the scheduled eviction date

  • and that you have the choice to either pay and stay,

  • or move out before the eviction date.

  • Otherwise, the eviction will happen.

  • The only way to stop the eviction at this point

  • is by paying the amount the judge decided you owe

  • plus court costs to the landlord.

  • You may pay up to the time the sheriff actually starts the eviction.

  • Any belongings left in the property are considered to be abandoned.

  • That means they are not owned by anyone.

  • The landlord must legally dispose of abandoned property

  • by taking it to a public dump or other legal means.

  • But the landlord is prohibited from dumping the abandoned property

  • in a public street or on public property.

  • Now that you know the date of the eviction,

  • you know how much time you have left to either

  • pay the amount of rent, court costs, and late fees that the court ordered,

  • or you need to move out.

  • Sheriff: Good afternoon. I'm here to carry out this eviction notice.

  • Ms. Clarice, you and your family have to leave now.

  • The landlord is going to change the locks.

  • Anything left in the house will be considered abandoned property

  • and he will have to dispose of it legally.

  • It is illegal to leave any property on a public street or on the sidewalk.

  • Landlord: Ok.

  • Sheriff: Sorry, Ms. Clarice, it's time to go.

  • Your voice is the only thing that can protect you.

  • Even though the landlord has to prove to the court that you owe the rent,

  • you are your only defense.

  • And if they say that you owe 500 dollars

  • and you're not there to say that you don't think so,

  • no one is going to do it for you.

  • Remember, know your rights, know your resources,

  • and use your voice.

So, you're here, no doubt, because you've gotten one of these:

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B1 中級

在巴爾的摩市租房法院站出來維護自己的權利。 (Stand Up for Your Rights in Baltimore City Rent Court)

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    Hhart Budha 發佈於 2021 年 01 月 14 日
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