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Property - Leases
na
51
Law
Undergraduate 3
06/09/2013

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Term
What is a leasehold interest?
Definition
an interest in land for a fixed period of certain duration granted in consideration of the rent received
Term
What are the three essential requirements of a lease?
Definition
1) Exclusive possession
2) Certainty of duration
3) Proper creation
Term
What is the test in exclusive possession discussing substance not form?
Definition
Radaich v Smith:

By seeing whether the grantee was given a legal right to exclusive possession of the land for a term or from year to year or for a life or lives.
Can be possible without a lease.
Term
exclusive possession of bar within hotel not a lease, owing to personal nature of original business partnership
Definition
Isaac v Hotel de Paris
Term
exclusive possession at full market rent likely to indicate a lease
Definition
Street v Mountford
Term
What is the case for a lease being void for uncertainty?
Definition
Prudential Assurance v London Residuary Body

 Valid if lease for fixed term determinable on the happening of some event (‘Lease for 5 years or until the land is required for road widening’)
Term
Lease for life is not uncertain.
Definition
Greco v Swinburne
Term
6 types of leases?
Definition
Fixed Term
Periodic Tenancy
Yearly Tenancy
Tenancy at Will
Tenancy at Sufferance
Tenancy by Estoppel
Term
Can a periodic tenancy be created by legal implication?
Definition
Yes,  Will arise from legal implication from possession of property and payment on some regular periodic basis
Term
How long is the expected termination notice for periodic tenancies?
Definition
Notice must be given for a minimum of one cycle of the tenancy expiring on the end of the cycle
 PLA s133-136
Term
How are yearly tenancies created at common law?
Definition
a) Express grant
b) Implied agreement (from common intention of parties)
Term
If there is a tenancy and no agreement as to its duration, it will be deemed a tenancy at will determinable at any time by one months notice in writing
Definition
s129 PLA

Dockrill v Cavanah
Term
What are the rules for termination of expressly created yearly tenancy?
Definition
s135 PLA: Termination of expressly created yearly tenancy must be by at least 6 months notice expiring at the end of the year cycle.
Term
How are tenancies at will created?
Definition
Implication of law:
where negotiations are continuing;
occupant to complete contract to purchase property
no periodic tenancy established through irregular payment
tenant in occupation after expiry of lease, but prior to paying rent on reg basis
Term
How are tenancies at will terminated?
Definition
s137 PLA: notice must be for a reasonable period
 Turner v York Motors – What is reasonable depends on circumstances and nature of occupation, 1 month enough in most circumstances
Term
What is a tenancy at sufferance?
Definition
- Arises by implication of law where a person holds over after a termination of a lease or tenancy without the permission of the owner
Term
What is tenancy by Estoppel?
Definition
- Both lessor and lessee are estopped from denying the existence of a lease (ie after conclusion of lease, tenant realizes LL was not true owner. Must still pay rent owing)
Term
What are the general requirements for creation of a legal lease hold interests (>3 years)?
Definition
General rules in PLA:
s10, 11: in writing, signed by lessor
s59: evidenced in writing, signed by lessor

LTA: 181-185: registration of lease.
Term
What are the formal requirements for creation of a short term leases (<3 years)?
Definition
- S12(2) PLA – can create an oral lease for 3 years or less (provided tenant enters into possession)
- S185(1)(b) LTA – Short term lease do not have to be registered, although they can be
Term
What are the effects of failure to comply with the requirements of a legal leasehold interest?

@ Law, In Contract, In Equity.
Definition
at law: void. except where T is in possession and paying rent - implied T@W. (Moore v Dimond)

in contract: if s59 satisfied - valid. (Leitz Leeholme Stud)

in equity: if spec performance available and lease is in writing, lease created. (Walsh v Lonsdale)
Oral lease can be recognised if doctrine of PP invoked.
Term
What are the landlord's covenants?
Definition
1) Covenant for quiet enjoyment
2) Covenant not to derogate from grant
3) Covenant to maintain the premises in good repair
4) Common Law duty of care
Term
Case for quiet enjoyment.
 Held: A landlord will be liable for the actions of third parties if they are aware of the actions by a tenant that disturb other tenants and they have the power of control under the lease and they fail to exercise that control
Definition
- Aussie Traveller v Marklea:
Term
What does not to derogate from grant?
Definition
- Landlord must not interfere with or do anything inconsistent with the purpose for which the premises are let which will harm the tenant
Term
Derogation from grant:

- However if business is unusually sensitive and LL doesn’t know about it, small interference will not be derogation
- Loss must be physical, not economic loss (ie leasing adjacent property to business competitor not derogation from grant)
Definition
Aldin v Latimer Clark
Term
What does in a condition fit for habitation mean?
Definition
must be maintained so that by ordinary use damage is not caused to the occupier either in respect of personal injury or harm to health (Summers v Salford Corporation)
Term
- LL must have knowledge of the defect for obligation to arise
Definition
oBrien v Robinson
Term
What's the common law duty of care for LL covenants?
Definition
- A landlord will be liable in negligence where there is a failure to take reasonable care for the safety of the premises and where the injuries to tenants are caused by reasonably-foreseeable factors
Term
What are the tenant's covenants?
Definition
1) Payment of rent (105(1)(a) PLA
2) Repair
3) Not to assign or sublet
Term
‘In the manner of a reasonable tenant’ means maintenance but not necessarily repairs, and keeping it clean and tidy.
Definition
 Warren v Keen
Term
Explain the Haskell v Marlow exemption from s105 regarding wear and tear.
Definition
S105 exemption from wear and tear limited to direct effects. Ie if tile falls off roof, tenant not responsible for immediate consequences, but if tenant does nothing over time more water will get in, walls will rot and house will become uninhabitable. Cannot say that this is wear and tear.
Term
When are tenants free to assign?
Definition
 Lease contains no covenant against assignment, or is silent – tenant is free to assign
Term
What are the four implied powers of the LL?
Definition
s107PLA:

a) To enter and view the state of repair of the premises
b) To enter and repair
c) To enter and carry out the requirements of a public authority
d) To re-enter and take possession
Term
What are the two relationships an assignment of lease creates?
Definition
Contractual: privity of contract

Properietary: privity of estate
Term
Explain understanding of privity of contract v privity of estate in assigning leases.
Definition
- When tenant assigns lease, he has privity of contract with both the landlord and assignee. There is also privity of estate between LL and assignee, but no privity of contract. So LL and tenant are only bound to each other on covenants that ‘touch and concern’ the land

- If LL assigns the reversion (right to possession once lease runs out, eg freehold): s117 and s118 PLA make both the benefit and burden of the covenants that ‘touch and concern’ the land run with the reversionary estate. So LL can sue and be sued on the covenants
Term
How do sub-leases work in terms of breach of terms of head-lease?
Definition
- If sub-tenant is in breach of the head-lease, LL can end the head-lease and the sub-lease will fail
- Sub-tenant has both privity of contract and privity of estate with the original tenant
Term
How can a lease end? (4 ways)
Definition
1) Effluxion of time – expiry of the term of the lease
2) Notice – in periodic tenancies (PLA s129-137)
3) Surrender – consensual ending of the lease prior to the expiry of the terms
4) Forfeiture – applies to fixed term leases but not periodic tenancies
Term
What is forfeiture?
Definition
Early termination of a lease by the landlord because of some breach of covenant by the tenant.
Term
When can LL forfeit a lease?
Definition
 Rent is in arrears for one month
 Tenant has been in default of a covenant for two months
Term
How is forfeiture accomplished?
Definition
- Forfeiture is accomplished by LL re-entering the land.
Term
What is re-entry comprised of? (2 things)
Definition
Re-entry can be:
 An unequivocal demand for occupation of the premises (Ex parte Whelan)
 Commencing a court action for possession of the premises (Moore v Ullcoats)
Term
Does LL need to give T notice of forfeiture?
Definition

Not enforceable without notice  Notice must specify the breach  Must ask lessee to remedy the breach, and allow the lessee a reasonable time to remedy the breach  If lessee fails to remedy breach within reasonable time, lessor can forfeit lease

s124 PLA

Term
What is a waiver?
Definition
- Waiver is the unequivocal act by the lessor which indicates the lessor's intention to keep the lease in existence where the landlord has knowledge of the breach of covenant.
Term
What options does the T have to purchase and renew the lease?
Definition
- S128 PLA: Exercise of an option in a lease is conditional on the tenant having properly performed the terms of the lease
- A landlord seeking to rely on a breach of a term of a lease as the basis for denying an option must give notice to the tenant of the landlord’s intention.
Term
What are the landlord's remedies where T is in breach of a covenant?
Definition
1) Forfeiture (as discussed above)
2) Damages for breach of contract
3) Damages for repudiation or fundamental breach of contract
Term
- Repudiation arises where one party’s actions (usually the tenants) show an intention not to be bound by the lease.

Which case is this?
Definition
Shevill's Case
Term
What two options does the LL have if the breaches amount to repudiation?
Definition
1. Accept the repudiation (thereby terminating the lease), and
2. Seek damaged to recover all losses (including prospective losses for the unexpired period of the lease)
Term
- Landlord has a duty to mitigate loss – must attempt to re-let the premises
Definition
Wood Factory v Kiritos
Term
What will amount to repudiation?
Definition
 Depends on individual facts
 Consistent and deliberate breaches of fundamental terms will amount to repudiation
 A tenant who abandons possession and stops paying rent will have repudiated lease obligations
Shevills Case
Term
Summary of losses recoverable to LL on termination?
Definition
1. If lease is forfeited
- Rent owing to date of forfeiture
- Damages for breach of any other covenant (ie repairs)
2. If repudiation accepted
- All the above, and
- Any prospective losses
 Cost of finding a new tenant
 Loss of rent if replacement lease is at reduced rent
Term
Four options available to T for breach of covenant?
Definition
1. Sue for damages
2. Terminate the lease (if the breach is serious)
3. If lessor repudiates, can accept repudiation and recover damages for loss of bargain
4. Rent owing may be set-off against damages caused by lessor’s breach (British Anzani)
Term
Consult Retail Shop Leases Act for more information on Retail Shop Leases.
Definition
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