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------=_NextPart_01C8DA14.67CD5490 Content-Location: file:///C:/6F521AF3/7TypesofREContracts_files/pres.xml Content-Transfer-Encoding: quoted-printable Content-Type: text/xml; charset="utf-8" ------=_NextPart_01C8DA14.67CD5490 Content-Location: file:///C:/6F521AF3/7TypesofREContracts_files/slide0001.htm Content-Transfer-Encoding: quoted-printable Content-Type: text/html; charset="windows-1252" Principles of California Real Estate
Lesson 7:
= Types of Real Esta= te = Contracts
Principles of California
Real Estate=
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»<= /span>Six types of contracts real estate agents commonly encounter:
—broker/salesperson agreements =
—listing agreements
—deposit receipts
—land contracts
—option agreements
—leases
Types of Real Estate Contracts
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Broker/= Salesperson Agreement
»Typically inclu= des provisions for:
—parties’ duties
Broker/Salesperson Agreement
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Broker/= Salesperson Agreement
»Typically inclu= des provisions for:
—parties’ duties
—amount and type of broker supervis= ion
Broker/Salesperson Agreement
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Broker/= Salesperson Agreement
»Typically inclu= des provisions for:
—parties’ duties
—amount and type of broker supervision
—basis for sales agent’s compensati= on
Broker/Salesperson Agreement
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Broker/= Salesperson Agreement
»Typically inclu= des provisions for:
—parties’ duties
—amount and type of broker supervision
—basis for sales agent’s compensation
—grounds for terminating relationsh= ip
Broker/Salesperson Agreement
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Broker/= Salesperson Agreement
»Typically inclu= des provisions for:
—parties’ duties
—amount and type of broker supervision
—basis for sales agent’s compensation
—grounds for terminating relationship
»
»<= /span>In CA, brokers must have written agreements with all affiliated sales agents.
Broker/Salesperson Agreement
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Listing Agreement
»= Listing agreement: Written contract governing relationship between owner and broker hired to handle sale.
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Listing Agreement
» Listing agreement: Written contract governing relationship between owner and broker hired to handle sale.
—Sets forth parties’ rights and responsibilities.
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Listing Agreement
» Listing agreement: Written contract governing relationship between owner and broker hired to handle sale.
—Sets forth parties’ rights and responsibilities.
—Parties are seller and broker (not salesperson).
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Earning a Commission
»In listing, seller agrees to compensate broker for services, usually by commission (also called brokerage fee).
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Earning a Commission
»In listing, seller agrees to compensate broker for services, usually by commission (also called brokerage fee).
<= span style=3D'visibility:hidden'>»
»Commission amount is usually a percentage of property’s sale price.
—If broker’s commission is 6% and house sells for $200,000, he get= s 6% of $200,000, or $12,000.
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Earning a Commission
»Broker is legally entitled to collect a commission only if
1.parties had writt= en employment agreement (listing agreement),
Three requirements
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Earning a Commission
»Broker is legally entitled to collect a commission only if
1.parties had writt= en employment agreement (listing agreement),
2.broker was licen= sed at time she performed brokerage services for seller, and<= /span>
Three requirements
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Earning a Commission
»Broker is legally entitled to collect a commission only if
1.parties had writt= en employment agreement (listing agreement),
2.broker was licen= sed at time she performed brokerage services for seller, and&= #13;
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-5.84%'>3.broker met employment agreement te= rms.
Three requirements
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Earning a Commission
»Terms of most listing agreements met if ready, willing, and able buyer for property is found during listing period.
Ready, willing, and able buyer
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Earning a Commission
»Terms of most listing agreements met if ready, willing, and ab= le buyer for property is found during listing period. =
»
» Ready, willing and able buyer: Any party offering to buy property at price and on terms that were stated in listing agreement.
Ready, willing, and able buyer
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»What if an offer meets all of seller’s terms, = but seller doesn’t accept it?
Earning a Commission
Ready, willing, and able buyer
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= »<= /span>What if an offer meets all of seller’s terms, but seller doesn’t accept it?
—Seller still must pay broker’s commission.
Earning a Commission
Ready, willing, and able buyer
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= »<= /span>What if an offer meets all of seller’s terms, but seller doesn’t accept it?
—Seller still must pay broker’s commission.
— <= /span>
»<= /span>Broker is generally entitled to commission if a buyer makes an offer on ter= ms stated in listing agreement (or on any other terms = seller decides to accept).
Earning a Commission
Ready, willing, and able buyer
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»“Able”: capacity to contract and enough financial resources to complete purchase.
Earning a Commission
Ready, willing, and able buyer
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»<= /span>“Able”: capacity to contract and enough financial resources to complete purchase.
»
—Adequate financial resources: sufficient cash available to pay ag= reed price or eligibility for loan.
Earning a Commission
Ready, willing, and able buyer
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Ready, Willing, and Able Buyer
»General rule: o= nce ready, willing, and able buyer is found, broker has earned commission even if sale never closes.
Sale fails to close
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Ready, Willing, and Able Buyer
»General rule: once ready, willing, and able = buyer is found, broker has earned commission even if sale never closes.
<= span style=3D'visibility:hidden'>»
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.87%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Seller obliged to pay commission even if:
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.25%;font-family:"Wingdings 2"'>—seller does n= ot have good title to property
Sale fails to close
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Ready, Willing, and Able Buyer
»General rule: once ready, willing, and able = buyer is found, broker has earned commission even if sale never closes.
<= span style=3D'visibility:hidden'>»
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.87%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Seller obliged to pay commission even if:
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.25%;font-family:"Wingdings 2"'>—seller does n= ot have good title to property
—cir= cumstances prevent seller from delivering possession of property to buyer
Sale fails to close
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Ready, Willing, and Able Buyer
»General rule: once ready, willing, and able = buyer is found, broker has earned commission even if sale never closes.
<= span style=3D'visibility:hidden'>»
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.87%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Seller obliged to pay commission even if:
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.25%;font-family:"Wingdings 2"'>—seller does n= ot have good title to property
—cir= cumstances prevent seller from delivering possession of property to buyer
—bo= th buyer and seller agree to walk away from transaction
Sale fails to close
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=
3Dbar
Summary
»Broker/salesper= son agreement
»Listing agreement
»Compensation= 3;
»Ready, willing,= and able buyer
Earning a Commission
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Types of Listing Agreements
»<= /span>Payment of broker’s commission also = affected by type of listing agreement used: <= /span>
1. open listing
2. exclusive agency listing
3. exclusive right to sell listing
»&= #13;
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Types of Listing Agreements
»Listing given to as many brokers as owner <= /span>chooses (also called non-exclusive listing).
Open listing
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Types of Listing Agreements
»Listing given = to as many brokers as owner chooses (also called non-exclusive listing= ).
<= span style=3D'font-size:88%;visibility:hidden'>»
»Broker earns commission only if she is procuring cause: primarily responsible for = bringing about sale.
Open listing
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Types of Listing Agreements
»Listing given = to as many brokers as owner chooses (also called non-exclusive listing= ).
<= span style=3D'font-size:88%;visibility:hidden'>»
»Broker earns commission only if she is procuring cause: primarily responsible for = bringing about sale.
—Competing brokers working under open listings for same property may end up in dispute over who was procuring cause.
Open listing
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»Broker working on open listing may lose commission if another broker finds acceptable = buyer first.
Types of Listing Agreements
Open listing
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= »Broker working= on open listing may lose commiss= ion if another broker finds acceptable buyer first.
—If seller finds buyer on her own, no commission owed to any broker.
Types of Listing Agreements
Open listing
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= »Broker working= on open listing may lose commiss= ion if another broker finds acceptable buyer first.
—If seller finds buyer on her own, no commission owed to any broker. <= /div>
—
»<= /span>Open listings generally used only if seller insists.
—Virtually no advantage for broker.
Types of Listing Agreements
Open listing
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Types of Listing Agreements
 Exclusive agency listing
»Seller signs listing agreement with only one broker.
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Types of Listing Agreements
 Exclusive agency listing
»<= /span>Seller signs listing agreement with only one broker.
—If seller fin= ds buyer, no commission owed to broker.
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Types of Listing Agreements
 Exclusive agency listing
»<= /span>Seller signs listing agreement with only one broker.
—If seller fin= ds buyer, no commission owed to broker.
—If broker—or anyone other than seller—finds buyer, broker is entitled to = commission.
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Types of Listing Agreements
 Exclusive right to sell listing
»Seller lists property with only one broker, = who is entitled to commission if property sells during listing period—no matter who finds buyer.
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Types of Listing Agreements
 Exclusive right to sell listing
»<= /span>Seller lists property with only one broker, who is entitled to commis= sion if property sells during listing period—no matter who finds buyer.
—Even if seller finds buyer without any help, listing broker still gets commission.
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»Exclusive right to sell listing is the type of listing most frequently used.
Types of Listing Agreements
Exclusive right to sell listing
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»<= /span>Exclusive right to sell listing is the type of listing most frequently u= sed.
»
»<= /span>Brokers prefer it because it gives them the greatest degree of protection.
Types of Listing Agreements
Exclusive right to sell listing
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Open vs. Exclusive Listings
 Due diligence
»Open listing usually unilateral contract: s= eller agrees to pay commission if broker finds buyer, but broker doesn’t promise to try to find a buyer.
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Open vs. Exclusive Listings
 Due diligence
»Open listing usually unilateral contract: seller agrees to pay commiss= ion if broker finds buyer, but broker doesn’t promise to try= to find a buyer.
»
»<= /span>Exclusive listing usually bilateral contract: in exchange for selle= r’s promise to pay a commission, broker promises due diligence and good faith effort to sell property.
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<= ![endif]>
<= span style=3D'mso-special-format:lastCR;display:none'>
Summary
 Types of Listing Agreements
»Open listing= 3;
»Exclusive listings
»Exclusive agency listing
»Exclusive right= to sell listing
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Element= s of a Listing Agreement
»<= /span>Listing agreement have certain basic elements:
—property description
—terms of sale
—broker’s authority
—commission provisions <= /div>
—termination date
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Elements of a Listing Agreement
 Property description
»Get complete legal description when preparing listing, since it’s needed later for deposit receipt and new d= eed.
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Elements of a Listing Agreement
 Property description
»<= /span>Get complete legal description when preparing listing, since i= t’s needed later for deposit receipt and new deed.
»
»<= /span>If legal description doesn’t fit on pre-printed listing form, at= tach separate sheet.
—Listing form should refer to attachment: ‘See attached’ or ‘See Exhibit A.’<= /span>
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»To avoid typos/errors, photocopy a complicated description from seller’s deed.
Elements of a Listing Agreement
 Property description
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»<= /span>To avoid typos/errors, photocopy a complicated description fr= om seller’s deed.
»
»<= /span>Most listing forms provide space for property’s street address—= but remember that street address alone is not adequate = property description.
Elements of a Listing Agreement
 Property description
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Elemen= ts of a Listing Agreement
»Include terms of sale acceptable to seller, = including listing price and any other terms on which seller is willing = to sell.
Terms of sale
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Elemen= ts of a Listing Agreement
»<= /span>Include terms of sale acceptable to seller, including listing price a= nd any other terms on which seller is willing to sell. =
—Seller need n= ot accept offer on these terms, but will likely be liable fo= r commission if offer is turned down.
Terms of sale
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»If seller is willing to pay discount points or other costs to help buyer obtain loan, listing agreement should state max= imum amount seller will pay.
Elements of a Listing Agreement
 Terms of Sale
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»<= /span>If seller is willing to pay discount points or other costs to help buyer obtain loan, listing agreement should state maximum amount= seller will pay.
»
»<= /span>Most listing agreements provide that seller will pay for title insuran= ce and certain other closing costs.
Elements of a Listing Agreement
 Terms of Sale
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Elemen= ts of a Listing Agreement
»Broker generally authorized only to find a <= span style=3D'position:absolute;top:34.75%;left:8.98%;width:99.06%;height:6.75%= '>buyer for property—not to accept offers or transfer title to seller’s property.
Broker’s authority
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Elemen= ts of a Listing Agreement
»<= /span>Broker generally authorized only to find a buyer for property—not to accept offers or transfer title to seller’s property.
—To grant brok= er these other powers, seller must execute and record a po= wer of attorney.
Broker’s authority
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»Listing agreement usually authorizes broker = = to accept good faith deposits from buyers.
Elements of a Listing Agreement=
 Broker’s authority
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»<= /span>Listing agreement usually authorizes broker to accept good faith deposi= ts from buyers.
»
»<= /span>Broker is acting for seller (not buyer) when accepting deposit. So if broker misappropriates funds, the seller (not the = buyer) suffers the loss.
Elements of a Listing Agreement=
 Broker’s authority
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Elements of a Listing Agreement
 Commission provisions
Forms have space to write in broker’s commission rate/amount.
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Elements of a Listing Agreement
 Commission provisions
»Commission amount can’t be pre-printed because commissions must be negotiable between seller and broker.=
Forms have space to write in broker’s commission rate/amount.
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Elements of a Listing Agreement
 Commission provisions
»<= /span>Commission amount can’t be pre-printed because commissions must be negotiab= le between seller and broker.
»
»Pre-printed rate =3D Violation of antitrust laws
Forms have space to write in broker’s commission rate/amount.
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»<= /span>Pre-printed forms used for listing 1- to 4-unit residential properti= es and mobile homes must state in boldface type that <= span style=3D'position:absolute;top:48.0%;left:8.98%;width:98.12%;height:6.75%'= >commission rate is not fixed by law and is negotiable.
»
Elements of a Listing Agreement
 Commission provisions
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» Net listing: Agreement that specifies net amount seller will accept from sale. Any proceeds over that amount—no matter how much—will belong to broke= r.
Elements of a Listing Agreement
 Commission provisions
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= » Net listing: Agreement that specifies net amount seller will accept from sale. Any proceeds over that amoun= t—no matter how much—will belong to broker.
—Can be abused by dishonest brokers= .
Elements of a Listing Agreement
 Commission provisions
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= » Net listing: Agreement that specifies net amount seller will accept from sale. Any proceeds over that amoun= t—no matter how much—will belong to broker.
—Can be abused by dishonest brokers.
—Legal in CA, = as long as broker discloses his or her commission amount before= seller becomes committed to transaction.
Elements of a Listing Agreement
 Commission provisions
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Commission Provisions
 Payment
»Usually by check, but sometimes with new promissory note, assignment of existing note, or assignment of funds from b= uyer to seller.
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Commission Provisions
 Payment
»<= /span>Usually by check, but sometimes with new promissory note, assignmen= t of existing note, or assignment of funds from buyer to seller.
—Broker can’t charge seller for expenses of selling property (unless seller specifically agrees in listing agreement).
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Commissi= on Provisions
»= Safety clause: Provides that broker is entitled to commission if seller sells property= during certain “safety period” (for example, six months) after listing expires.
Safety clause
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Commissi= on Provisions
» Safety clause: Provides that broker is = entitled to commission if seller sells property during certain “safety period” (for example, six months) after listing expires.= 3;
—Included in m= ost exclusive listing agreements.
Safety clause
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Commissi= on Provisions
» Safety clause: Provides that broker is = entitled to commission if seller sells property during certain “safety period” (for example, six months) after listing expires.= 3;
—Included in m= ost exclusive listing agreements.
—Also called protection clause or protection period clause.
Safety clause
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»<= /span>Using safety clause helps prevent seller from avoiding liability for commission by waiting until after listing expires to accept buyer’s offer.
»
—
Commission Provisions
 Safety clause
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»Terms of safety clause will specify when seller is= liable for commission. For example: =
Commission Provisions
 Safety clause
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»Terms of safety clause will specify when seller is liable for commission. For example:
—only if property is sold to party that broker (or = broker’s agent) negotiated with during the = listing period
Commission Provisions
 Safety clause
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»Terms of safety clause will specify when seller is liable for commission. For example:
—only if property is sold to party that broker (or = broker’s agent) negotiated with during the = listing period
—only if property is sold to party that first learn= ed about property in a way connected with broker or a cooperating agent (for sale signs, newspaper ads, etc.)
Commission Provisions
 Safety clause
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»Some safety clauses require broker to give seller a list of prospect= ive buyers that broker and his agents had contact with <= span style=3D'position:absolute;top:48.0%;left:8.98%;width:86.89%;height:6.75%'= >during listing period.
—
Commission Provisions
 Safety clause
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Elemen= ts of a Listing Agreement
»Date on which broker’s authority to act on <= span style=3D'position:absolute;top:33.75%;left:11.42%;width:82.02%;height:6.75= %'>seller’s behalf ends.
Termination date
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Elemen= ts of a Listing Agreement
»<= /span>Date on which broker’s authority to act on seller’s behalf ends.= 3;
—In California,= a broker failing to include termination date in exclusive listi= ng will be subject to disciplinary action.
Termination date
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Elemen= ts of a Listing Agreement
»<= /span>Date on which broker’s authority to act on seller’s behalf ends.= 3;
—In California,= a broker failing to include termination date in exclusive listi= ng will be subject to disciplinary action.
—Listing period can be as short or as long as parties want.
Termination date
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=
3Dbar =
Summary
 Elements of a Listing Agreement
»Property description
»Broker’s authority
»Commission rate
»Net listing = ;
»Safety clause&#= 13;
»Termination dat= e
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Deposit Receipt
»Sales contract between buyer and seller:
—also called purchase agreement = ;
—formed though offer and acceptance=
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Deposit Receipt
»Sales contract between buyer and seller:
—also called purchase agreement = ;
—formed though offer and acceptance
»
»Buyer (offeror) makes offer to purchase.
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Deposit Receipt
»Sales contract between buyer and seller:
—also called purchase agreement = ;
—formed though offer and acceptance
»
»Buyer (offeror) makes offer to purchase.
»<= /span>Seller (offeree) has power to accept and form a legally binding contract.
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Forming = the Contract
»Writing requirement: Statute of frauds requires contracts concerning real property to be in writing.
Written offer
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Forming = the Contract
»<= /span>Writing requirement: Statute of frauds requires contracts concerning real property to be in writing.
—Agent usually writes up offer by filling in deposit receipt form with price and other terms of sale as specified by buyer.
Written offer
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Forming = the Contract
»Good faith deposit is submitted with written offer to show intent to complete purchase.
Good faith deposit
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Forming = the Contract
»<= /span>Good faith deposit is submitted with written offer to show inte= nt to complete purchase.
»
»<= /span>Selling agent gives buyer copy of deposit receipt form after buyer signs it as receipt for deposit.
Good faith deposit
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Forming = the Contract
»Seller accepts offer by signing deposit receipt. Agent gives each party a copy and a binding contract has be= en formed.
Seller’s acceptance
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Forming = the Contract
»<= /span>Seller accepts offer by signing deposit receipt. Agent gives each party a copy and a binding contract has been formed.
»
»<= /span>Underlying consideration =3D promises parties have made to one another (buyer’s promise to pay agreed price and seller’s promise to transfer title).
Seller’s acceptance
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Forming t= he Contract
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-7.7%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»Contract form serves three functions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-8.57%'>1.buyer’s offer to seller
Functions of form
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Forming t= he Contract
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-7.7%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»Contract form serves three functions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-8.57%'>1.buyer’s offer to seller
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-8.57%'>2.buyer’s receipt for deposit=
Functions of form
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Forming t= he Contract
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-7.7%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»Contract form serves three functions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-8.57%'>1.buyer’s offer to seller
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-8.57%'>2.buyer’s receipt for deposit
3.when signed by seller and returned to buyer, it becomes binding contract
Functions of form
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Element= s of a Deposit Receipt
»Under statute of frauds, deposit receipt unenforceable unless signed by all parties.
Parties and signatures
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Element= s of a Deposit Receipt
»<= /span>Under statute of frauds, deposit receipt unenforceable unless sig= ned by all parties.
»
»<= /span>Many transactions involve more than one buyer and more than one seller: real estate agent is responsible for having all parties sign.
Parties and signatures
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Parties = and signatures
»Deposit receipt for community property must = be signed by both husband and wife.
Community property
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Parties = and signatures
»<= /span>Deposit receipt for community property must be signed by both husband = and wife.
—If buyer or se= ller is married, have spouse sign agreement.
Community property
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Parties = and signatures
»Contract will be void if:
—either party is a minor (under 18)=
Capacity
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Parties = and signatures
»Contract will be void if:
—either party is a minor (under 18)
—either party is mentally incompete= nt
Capacity
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Element= s of a Deposit Receipt
»Must identify property being sold with certainty: if description is ambiguous, deposit receipt may not be enforceab= le.
Property description
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Element= s of a Deposit Receipt
»<= /span>Must identify property being sold with certainty: if description= is ambiguous, deposit receipt may not be enforceable.
—Complete legal description not required, but recommended.
Property description
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»If description won’t fit easily in space provided, put it in attachment, and write “See attached legal description” on form.
Element= s of a Deposit Receipt
Property description
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»<= /span>If description won’t fit easily in space provided, put it in attachment, and write “See attached legal description” on form.
»
»<= /span>Buyer and seller should initial attachments, showing they were include= d in signed agreement.
Element= s of a Deposit Receipt
Property description
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Elements of a Deposit Receipt
 Terms of sale
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-4.43%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Total purchase price
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Elements of a Deposit Receipt
 Terms of sale
»Total purchase price
»Downpayment
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Elements of a Deposit Receipt
 Terms of sale
»Total purchase price
»Downpayment = ;
»Buyer’s financi= ng arrangements:
—loan amount and type
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Elements of a Deposit Receipt
 Terms of sale
»Total purchase price
»Downpayment = ;
»Buyer’s financi= ng arrangements:
—loan amount and type
—interest rate
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Elements of a Deposit Receipt
 Terms of sale
»Total purchase price
»Downpayment = ;
»Buyer’s financi= ng arrangements:
—loan amount and type
—interest rate
—discount points
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Elements of a Deposit Receipt
 Terms of sale
»Total purchase price
»Downpayment = ;
»Buyer’s financi= ng arrangements:
—loan amount and type
—interest rate
—discount points
—loan term
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Elements of a Deposit Receipt
 Terms of sale
»Total purchase price
»Downpayment = ;
»Buyer’s financi= ng arrangements:
—loan amount and type
—interest rate
—discount points
—loan term
—amortization
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Elements of a Deposit Receipt
 Terms of sale
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-4.43%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Total purchase price
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-4.43%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Downpayment
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-4.43%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Buyer’s financing arrangements: =
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.67%;font-family:"Wingdings 2"'>—loan amount a= nd type
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.98%;font-family:"Wingdings 2"'>—interest rate
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.98%;font-family:"Wingdings 2"'>—discount points
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.98%;font-family:"Wingdings 2"'>—loan term
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.98%;font-family:"Wingdings 2"'>—amortization<= span style=3D'mso-tab-count:2;width:22.14%'>
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-3.98%;font-family:"Wingdings 2"'>—monthly payme= nt
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»<= /span>Deposit receipt should also specify what is included/excluded from sale:
—personal prop= erty to be sold with real estate
Elements of a Deposit Receipt
 Terms of sale
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»<= /span>Deposit receipt should also specify what is included/excluded from sale:
—personal prop= erty to be sold with real estate
—fixtures sell= er will be removing from property
Elements of a Deposit Receipt
 Terms of sale
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Elements of a Deposit Receipt
 Conditions of sale
»Deposit receipt usually includes one or more contingency clauses: provisions making sale depend on fulfillment of= specified conditions.
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Elements of a Deposit Receipt
 Conditions of sale
»<= /span>Deposit receipt usually includes one or more contingency clause= s: provisions making sale depend on fulfillment of specified conditions.
»
»<= /span>If conditions are not fulfilled, agreement will terminate without liability.
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»<= /span>Most residential deposit receipts contain <= /span>financing contingency—making deposit receipt contingent on buyer’s ability to obtain financing.
Elements of a Deposit Receipt
 Conditions of sale
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»Most residential deposit receipts contain <= /span>financing contingency—making deposit receipt contingent on buyer’s ability to obtain financing.
<= span style=3D'font-size:88%;visibility:hidden'>»
<= span style=3D'font-size:88%'>»Also common: &= #13;
1.making agreement contingent upon receiving satisfactory results from a specified type of inspection
Elements of a Deposit Receipt
 Conditions of sale
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»<= /span>Most residential deposit receipts contain <= /span>financing contingency—making deposit receipt contingent on buyer’s ability to obtain financing.
»
»<= /span>Also common:
1.making agreement contingent upon receiving satisfactory results from a specified type of inspection
2.making agreement contingent upon sale of the buyer’s current home
Elements of a Deposit Receipt
 Conditions of sale
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»<= /span>Contingency clause must cover: <= /div>
—What must occur to fulfill condition?
Elements of a Deposit Receipt
 Conditions of sale
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»<= /span>Contingency clause must cover: <= /div>
—What must occur to fulfill condition? <= /span>
—What is time limit for fulfillment of condition?
Elements of a Deposit Receipt
 Conditions of sale
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»<= /span>Contingency clause must cover: <= /div>
—What must occur to fulfill condition? <= /span>
—What is time limit for fulfillment of condition?&#= 13;
—How should one party notify other when condition is fulfilled?
Elements of a Deposit Receipt
 Conditions of sale
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<= span style=3D'font-size:88%'>»Contingency cl= ause must cover:
—What must occur to fulfill condition? <= /span>
<= span style=3D'font-size:88%'>—What is time limit for fulfillment of condition?&#= 13;
—How shoul= d one party notify other when condition is fulfilled?
<= span style=3D'font-size:88%'>—Does either party have right to waive condition?
Elements of a Deposit Receipt
 Conditions of sale
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»<= /span>Contingency clause must cover: <= /div>
—What must occur to fulfill condition? <= /span>
—What is time limit for fulfillment of condition?&#= 13;
—How should one party notify other when condition is fulfilled?
—Does either party have right to waive condition?&#= 13;
—What are parties’ rights if condition isn’t fulfil= led or waived?
Elements of a Deposit Receipt
 Conditions of sale
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Conditions of Sale
Good faith effor= t
»Parties required to make good faith effort to = fulfill contingencies.
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Conditions of Sale
Good faith effor= t
»<= /span>Parties required to make good faith effort to fulfill contingencies. = ;
—One party can= ’t get out of contract by failing to take steps to ensure contingencies are met on time.
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Conditions of Sale
 Closing date tied to contingencies
»Closing date may be expressly tied to fulfillment of a contingency.
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Conditions of Sale
 Closing date tied to contingencies
»<= /span>Closing date may be expressly tied to fulfillment of a contingency.
<= span style=3D'visibility:hidden'>»
»<= /span>If agent believes contingency may affect date of closing or transf= er of possession, she must disclose this to both parties.<= /div>
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Conditions of Sale
 Closing date tied to contingencies
»<= /span>Closing date may be expressly tied to fulfillment of a contingency.
<= span style=3D'visibility:hidden'>»
»<= /span>If agent believes contingency may affect date of closing or transf= er of possession, she must disclose this to both parties.
—Failure to do= so is violation of California license law.
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Elements of a Deposit Receipt
 Condition of the property
»Seller may make warranties or representations about property condition.
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Elements of a Deposit Receipt
 Condition of the property
»<= /span>Seller may make warranties or representations about property condition.
»
»<= /span>Contract may provide property is sold “as is” (seller still must to disclose any known defects not visible to buyer).
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Elements of a Deposit Receipt
 Condition of the property
»<= /span>Seller may make warranties or representations about property condition.
»
»<= /span>Contract may provide property is sold “as is” (seller still must to disclose any known defects not visible to buyer).
—Most deposit receipts have provision for buyer’s right to inspect propert= y.
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Elements of a Deposit Receipt
 Conveyance and title
»<= /span>Deposit receipt should specify type of deed seller will use to convey title.
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Elements of a Deposit Receipt
 Conveyance and title
»<= /span>Deposit receipt should specify type of deed seller will use to convey title.
&#= 151;Usually grant deed, unless otherwise agreed.
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Elements of a Deposit Receipt
 Conveyance and title
»<= /span>Deposit receipt should specify type of deed seller will use to convey title.
&#= 151;Usually grant deed, unless otherwise agreed.
—
»<= /span>Contract also typically states: =
—there are no liens or other undisclosed encumbrances against
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Elements of a Deposit Receipt
 Conveyance and title
»<= /span>Deposit receipt should specify type of deed seller will use to convey title.
&#= 151;Usually grant deed, unless otherwise agreed.
—
»<= /span>Contract also typically states: =
—there are no liens or other undisclosed encumbrances against
—seller will pay for a title insurance policy protecting buyer
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Elements of a Deposit Receipt
 Closing provisions
»Deposit receipt must set closing date, on which transaction is completed: deed and other documents are recorded and sa= le proceeds disbursed to seller.
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Elements of a Deposit Receipt
 Closing provisions
»Deposit receipt must set closing date, on which transaction is completed: deed and other documents are reco= rded and sale proceeds disbursed to seller.
—Da= te should allow sufficient time to fulfill all requirements of agreement, including obtaining financing.
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Elements of a Deposit Receipt
 Closing provisions
»Specified closi= ng date =3D deposit receipt’s termination date.
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Elements of a Deposit Receipt
 Closing provisions
»<= /span>Specified closing date =3D deposit receipt’s termination date.
<= span style=3D'visibility:hidden'>»
»<= /span>If looks like agreement won’t be fulfilled by closing, buyer and se= ller should execute amendment to agreement.
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Elements of a Deposit Receipt
 Closing provisions
»Most deposit receipt forms allow parties to appoint closing agent= , who:
—handles tasks such as ordering tit= le insurance and paying off liens
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Elements of a Deposit Receipt
 Closing provisions
»Most deposit receipt forms allow parties to appoint closing agent= , who:
—handles tasks such as ordering tit= le insurance and paying off liens
—tries to ensure contract terms met= by closing
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Elements of a Deposit Receipt
 Closing provisions
»Most deposit receipt forms allow parties to appoint closing agent= , who:
—handles tasks such as ordering tit= le insurance and paying off liens
—tries to ensure contract terms met= by closing
—
»Parties must ag= ree to closing agent—one party can’t choose agent without oth= er’s consent.
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Elements of a Deposit Receipt
 Transfer of possession
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-7.65%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Typically occurs on closing date.
— Sometimes buyer moves in before = closing, or seller stays on after closing.
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Elements of a Deposit Receipt
 Transfer of possession
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-7.65%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Typically occurs on closing date.
—So= metimes buyer moves in before closing, or seller stays on after closing.
—If transfer takes place before or after closing, arrangements sh= ould be included in deposit receipt.
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Elements of a Deposit Receipt
 Transfer of possession
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-7.65%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Typically occurs on closing date.
— Sometimes buyer moves in before = closing, or seller stays on after closing.
—If transfer takes place before or after closing, arrangements sh= ould be included in deposit receipt.
§Parties sho= uld execute separate rental agreement.
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»Uniform Vendor = and Purchaser Act: seller bears risk of loss until possession= is transferred to buyer.
<= span style=3D'color:#FFFF99'>Elements of a Deposit Receipt
 Transfer of possession
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»Uniform Vendor and Purchaser Act: seller bears risk of loss until possession is transferred to buyer.= 3;
—Ex= ample: If house is destroyed by fire the day before buyer takes possession, seller bears loss. But once possession transfers to buyer, risk of loss is buyer’s.
<= span style=3D'color:#FFFF99'>Elements of a Deposit Receipt
 Transfer of possession
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»Uniform Vendor = and Purchaser Act: seller bears risk of loss until possession= is transferred to buyer.
—Example: If house is destroyed by = fire the day before buyer takes possession, seller bears loss. But once possession transfers to buyer, risk of loss is buyer’s.
— <= /span>
»Seller and buyer can include “risk clause” in contract, assigning risk differentl= y.
<= span style=3D'color:#FFFF99'>Elements of a Deposit Receipt
 Transfer of possession
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Elements of a Deposit Receipt
 Time is of the essence
»States that deadlines are important part of contract and will be stri= ctly enforced.
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Elements of a Deposit Receipt
 Time is of the essence
»States that deadlines are important part of contract and will be strictly enforced.
—Fa= ilure to perform by agreed date is material breach of contract: other party need not fulfill agreement, and can sue for breach of contract.
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Elements of a Deposit Receipt
 Good faith deposit
»When buyer gives agent good faith deposit, agent must give buyer a receipt.
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Elements of a Deposit Receipt
 Good faith deposit
»<= /span>When buyer gives agent good faith deposit, agent must give buyer a receipt.
<= span style=3D'visibility:hidden'>»
»<= /span>Offer form usually contains deposit receipt provision.
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Good Faith Deposit Receipt
 Form of deposit
»Receipt provisi= on is signed by agent accepting deposit on behalf of selle= r.
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Good Faith Deposit Receipt
 Form of deposit
»Receipt provision is signed by agent accepting deposit on behalf of seller.
—Sh= ould state deposit’s form—cash, check, or promissory note.
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Good Faith Deposit Receipt
 Form of deposit
»Receipt provisi= on is signed by agent accepting deposit on behalf of seller.
—Should state deposit’s form—cash, check, or promissory note.
»
»Agent can’t acc= ept promissory note as deposit unless so stated in the deposit = receipt and agent discloses it to seller when presenting offer.
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Good Faith Deposit Receipt
 Liquidated damages
»Buyer and seller may agree that if buyer defaults, seller can keep good fait= h deposit, instead of suing buyer.
<= span style=3D'font-size:45%;color:black;mso-color-index:1;mso-special-format:la= stCR; display:none'>
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Good Faith Deposit Receipt
 Liquidated damages
»<= /span>Buyer and seller may agree that if buyer defaults, seller can keep good faith deposit, instead of suing buyer.
<= span style=3D'visibility:hidden'>»
»<= /span>In residential transactions in CA, only 3% of good faith deposit ca= n be treated as liquidated damages.
<= span style=3D'font-size:45%;color:black;mso-color-index:1;mso-special-format:la= stCR; display:none'>
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»Liquidated dama= ges provision must be in boldface type and separately initia= led by both parties.
= Good Faith Deposit Receipt
 Liquidated damages
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»<= /span>Liquidated damages provision must be in boldface type and separately initia= led by both parties.
<= span style=3D'visibility:hidden'>»
»<= /span>If buyer defaults, listing broker usually receives half of good fai= th deposit.
= Good Faith Deposit Receipt
 Liquidated damages
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Elements of a Deposit Receipt
 Brokerage fee provision
»When seller sig= ns form to accept offer, she usually also agrees in writing to p= ay broker’s commission.
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Elements of a Deposit Receipt
 Brokerage fee provision
»When seller signs form to accept offer, she = usually also agrees in writing to pay broker’s commission. =
—If= no written listing agreement exists, this provision in deposit recei= pt fulfills statute of frauds requirement for written commission agreement.
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Elements of a Deposit Receipt
 Amending the agreement
»Once parties ha= ve both signed deposit receipt, contract can be modified on= ly by written amendment (also be called rider).
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Elements of a Deposit Receipt
 Amending the agreement
»Once parties have both signed deposit receipt, contract can be modified only by written amendment (also = be called rider).
—Am= endment must be signed by all parties who signed original agreeme= nt.
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=
3Dbar =
Summary
 Elements of a Deposit Receipt
»Signatures
»Property description
»Basic provisions
»Contingency clauses
»Time is of the essence
»Receipt for deposit
»Liquidated damages
»Brokerage fee provision
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Types of Real Estate Contracts
 Land Contract
»Financing agree= ment in which buyer agrees to pay seller purchase price in installments over time, rather than paying full price all a= t one time.
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Types of Real Estate Contracts
 Land Contract
»Financing agreement in which buyer agrees to pay seller purchase price in installments over time, rather than paying full price all at one time.
—Al= so called called real estate contract, real property sales contr= act, conditional sales contract, installment sales contract, or contract for deed.
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»Seller =3D Vendor =
»Buyer =3D Vendee
Types of Real Estate Contracts
 Land Contract
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»Seller =3D Vendor =
»Buyer =3D Vendee
»<= /span>Vendee agrees to make regular payments of principal and interes= t to vendor over a set period.
Types of Real Estate Contracts
 Land Contract
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»Seller =3D Vendor =
»Buyer =3D Vendee
»<= /span>Vendee agrees to make regular payments of principal and interes= t to vendor over a set period.
»<= /span>Vendor takes immediate possession of property.
Types of Real Estate Contracts
 Land Contract
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Land Contracts
 Equitable title and legal title =
»Vendee gets possession immediately but holds only equitable title to property during contract term.
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Land Contracts
 Equitable title and legal title =
»Vendee gets possession immediately but holds only equitable title to property during contract term.= 3;
—Ve= ndor keeps legal title until contract price is fully paid.
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Land Contracts
 Equitable title and legal title =
»Vendee gets possession immediately but holds only equitable title to property during contract term.= 3;
—Ve= ndor keeps legal title until contract price is fully paid. = ;
<= span style=3D'visibility:hidden'>»
»When fully paid off, vendor delivers deed to vendee, transferring fee simple estate.
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Land Contracts
 Vendee’s rights and duties
»<= /span>Vendee’s rights and duties under land contract:= 3;
—Recording: Vendee has right to record contract. &#= 13;
—Prepayment: After the first 12 months, vendee can = pay off entire loan balance.
—Taxes and insurance: Vendee pays property taxes an= d insurance.
—Encumbrances: Vendee may encumber property.
—Sale of property: Vendee may sell interest by assi= gning right to receive deed when contract price paid off= .
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Land Contracts
 Vendee’s rights and duties
»<= /span>Vendee’s rights and duties under land contract:= 3;
= —Recording: Vendee has right to record contract. &#= 13;
—Prepayment: After the first 12 months, vendee can = pay off entire loan balance.
—Taxes and insurance: Vendee pays property taxes an= d insurance.
—Encumbrances: Vendee may encumber property.
—Sale of property: Vendee may sell interest by assi= gning right to receive deed when contract price paid off.
§Can’t assign responsibility to make payments, unle= ss vendor consents to assignment. =
§Vendee may also devise his property interest in a will.
§Specific performance: If vendee pays contract pric= e in full, but vendor fails to transfer legal title, ve= ndee can sue for specific performance of contract.
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Land Contracts
»<= /span>Vendor’s rights and duties under land contract:
—Receipt of payments: Vendor has right to receive <= /span>payments. If vendee defaults, vendor can terminate= contract.
—Conveyance of title: Vendor’s must convey marketab= le title to vendee when contract price is paid off. &= #13;
—Liens: Any liens vendor creates against property m= ust be removed before delivering deed to vendee.
Vendor’s rights and duties
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Land Contracts
»<= /span>Vendor’s rights and duties under land contract:
—Receipt of payments: Vendor has right to receive <= /span>payments. If vendee defaults, vendor can terminate= contract.
—Conveyance of title: Vendor’s must convey marketab= le title to vendee when contract price is paid off. &= #13;
—Liens: Any liens vendor creates against property m= ust be removed before delivering deed to vendee. =
§Must apply vendee’s payments to liens <= /span>
§If land contract not recorded vendor can’t encumbe= r property without vendee’s consent if: <= /span>
1.liens total more than contract’s unpaid balance, or
2.Liens require monthly payments greater than vendee’s monthly payment
§
Vendor’s rights and duties
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Land Contracts
 Termination on default
»If vendee defau= lts, vendor can terminate land contract by giving notice of terminat= ion.
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Land Contracts
 Termination on default
»<= /span>If vendee defaults, vendor can terminate land contract by giving notice = of termination.
<= span style=3D'visibility:hidden'>»
»<= /span>Vendor must then reimburse vendee the amount paid so far.
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Land Contracts
 Termination on default
»If vendee defaults, vendor can terminate land contract by giving notice of termination.
<= span style=3D'visibility:hidden'>»
»Vendor must then reimburse vendee the amount paid so far.
—But vendor can deduct for any damage and for property’s fair mark= et rental value during vendee’s period of possession.
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»Vendee has right to cure default after receiving <= /span>= notice of termination.
= Land Contracts
 Termination on default
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<= span style=3D'font-size:88%'>»Vendee has rig= ht to cure default after receiving notice of termination.
—Even if default not cured, if he’s already paid a = substantial portion of contract price, court may <= /span>give him right of redemption.
= Land Contracts
 Termination on default
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<= span style=3D'font-size:88%'>»Vendee has rig= ht to cure default after receiving notice of termination.
—Even if default not cured, if he’s already paid a = substantial portion of contract price, court may <= /span>give him right of redemption.
—
»If vendee does= not cure default or redeem property, vendor may retake possession.
= Land Contracts
 Termination on default
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<= span style=3D'font-size:88%'>»Vendee has rig= ht to cure default after receiving notice of termination.
—Even if default not cured, if he’s already paid a = substantial portion of contract price, court may <= /span>give him right of redemption.
—
»If vendee does= not cure default or redeem property, vendor may retake possession.
—Recorded land contract leaves cloud on title.
= Land Contracts
 Termination on default
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Land Contracts
Option agreement
»<= /span>Contract giving one party opportunity to do something, without obligating him or her to do it.
-Contract to keep contract offer open-
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Land Contracts
Option agreement
»<= /span>Contract giving one party opportunity to do something, without obligating him or her to do it.
-Contract to keep contract offer open-
= ;
—In real estate, most common type of = option is option to purchase.
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Option Agreements
 Option to purchase
»<= /span>Gives one party (optionee) opportunity to buy property belonging to other party (optionor) at certain price during specified period.
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Option Agreements
 Option to purchase
»<= /span>Gives one party (optionee) opportunity to buy property belonging to other party (optionor) at certain price during specified period. =
—Option or agrees not to sell property to = anyone other else during option period.
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Option Agreements
 Option to purchase
»<= /span>Gives one party (optionee) opportunity to buy property belonging to other party (optionor) at certain price during specified period. =
—Option or agrees not to sell property to = anyone other else during option period.
—
»<= /span>If optionee decides to buy property, she must give written notice of acceptance.
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Option Agreements
 Option to purchase
»<= /span>Gives one party (optionee) opportunity to buy property belonging to other party (optionor) at certain price during specified period. =
—Option or agrees not to sell property to = anyone other else during option period.
—
»<= /span>If optionee decides to buy property, she must give written notice of acceptance.
—Option expires automatically at end of period. = ;
»
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»In writing: Option agreement for real property must be in writing and state all terms of sale.
Option Agreements
 Option to purchase
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»<= /span>In writing: Option agreement for real property must be in writing and sta= te all terms of sale.
—Oral option agreement is unenforceable.
Option Agreements
 Option to purchase
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»<= /span>In writing: Option agreement for real property must be in writing and sta= te all terms of sale.
—Oral option agreement is unenforceable.
—
»<= /span>Consideration: May be nominal amount, such as $1, but optionee must actually pay = that consideration to optionor.
Option Agreements
 Option to purchase
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»Assignment: Permitted unless specifically prohibited.
Option Agreements
 Option to purchase
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»<= /span>Assignment: Permitted unless specifically prohibited.
»<= /span>Licensees and options: Licensee listing property may also obtain option.
Option Agreements
 Option to purchase
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»<= /span>Assignment: Permitted unless specifically prohibited.
= »<= /span>Licensees and options: Licensee listing property may also obtain option.
—Must disclose anticipated profit and get seller’s written consent before exercising option.
Option Agreements
 Option to purchase
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»<= /span>Assignment: Permitted unless specifically prohibited.
= »<= /span>Licensees and options: Licensee listing property may also obtain option.
—Must disclose anticipated profit and get seller’s written consent before exercising option.
—Must disclose= to prospective buyers that she is acting as principal in transaction.
Option Agreements
 Option to purchase
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»Recording: If option is recorded and then exercised, optionee’s interest in property will relate back to recording date.
= Option Agreements
 Option to purchase
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»<= /span>Recording: If option is recorded and then exercised, optionee’s interest in property will relate back to recording date. =
—Regardless of whether recorded, until option is exercised, it is only contract right and not an interest in property.
= Option Agreements
 Option to purchase
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»<= /span>Recording: If option is recorded and then exercised, optionee’s interest in property will relate back to recording date. =
—Regardless of whether recorded, until option is exercised, it is only contract right and not an interest in property.
»<= /span>If option not exercised, it will remain on record as cloud on optiono= r’s title.
= Option Agreements
 Option to purchase
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»Don’t confuse right of first refusal with option.
= Option Agreements
 Option to purchase
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»<= /span>Don’t confuse right of first refusal with option.
—Right of first refusal: only gives someone first opportunity to purchase prope= rty if it becomes available.
= Option Agreements
 Option to purchase
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=
3Dbar
Summary
 Land Contracts and
Option Agreement= s
»Land contract
»Legal and equitable title
»Termination of land contract
»Option
<= span style=3D'font-size:45%;color:black;mso-color-index:1;mso-special-format:la= stCR; display:none'>
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Types of Real Estate Contracts
 Leases
»Temporarily transfers right of possession from owner (landlord) to tenant, in exchange for rent.=
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Types of Real Estate Contracts
 Leases
»<= /span>Temporarily transfers right of possession from owner (landlord) to tenant, in exchange for rent.
—Also called rental agreement.
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Types of Real Estate Contracts
 Leases
»<= /span>Temporarily transfers right of possession from owner (landlord) to tenant, in exchange for rent.
—Also called rental agreement. =
—Relationship between landlord and tenant governed partly by lease terms and partly by landlord/tenant law.
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Leases
 Basic requirements
»Lease is contract: not valid without all essential contract elements.
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Leases
 Basic requirements
»<= /span>Lease is contract: not valid without all essential contract elements.
— <= /span>
»<= /span>Some leases enforceable only if in writing and signed by landlord:&#= 13;
—lease is for longer than one year<= /span>
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Leases
 Basic requirements
»<= /span>Lease is contract: not valid without all essential contract elements.
— <= /span>
»<= /span>Some leases enforceable only if in writing and signed by landlord:&#= 13;
—lease is for longer than one year&= #13;
—lease will not end within one year after parties enter into it
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»Written lease should state parties’ names and include adequate property description.
= Leases
 Basic requirements
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»<= /span>Written lease should state parties’ names and include adequate property description.
—Tenant doesn’t have to sign written lease.
= Leases
 Basic requirements
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»<= /span>Written lease should state parties’ names and include adequate property description.
—Tenant doesn’t have to sign written lease.
—If lease agreement should be in writing, but is not, periodic tena= ncy is created.
= Leases
 Basic requirements
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Lease Provisions
»Common landlord/tenant issues typically addressed by lease provisions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>1.Payment of rent
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Lease Provisions
»Common landlord/tenant issues typically addressed by lease provisions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>1.Payment of rent
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>2.Use of the leased property
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Lease Provisions
»Common landlord/tenant issues typically addressed by lease provisions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>1.Payment of rent
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>2.Use of the leased property
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>3.Security deposit
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Lease Provisions
»Common landlord/tenant issues typically addressed by lease provisions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>1.Payment of rent
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>2.Use of the leased property
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>3.Security deposit
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>4.Entry and inspection
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Lease Provisions
»Common landlord/tenant issues typically addressed by lease provisions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>1.Payment of rent
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>2.Use of the leased property
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>3.Security deposit
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>4.Entry and inspection
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>5.Renewal
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Lease Provisions
»Common landlord/tenant issues typically addressed by lease provisions:
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>1.Payment of rent
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>2.Use of the leased property
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>3.Security deposit
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>4.Entry and inspection
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>5.Renewal
<= span style=3D'mso-special-format:"numbullet3\,1";color:#CCCCFF;mso-color-index:= 6; position:absolute;left:-9.2%'>6.Maintenance
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Lease Provisions
 Payment of rent
<= span style=3D'mso-special-format:bullet;color:#CCCCFF;mso-color-index:6;positio= n: absolute;left:-4.11%;top:.16em;font-family:"Wingdings 2";font-size:85%'>»<= /span>Most leases require tenant to pay rent.
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Lease Provisions
 Payment of rent
»Most leases req= uire tenant to pay rent.
—Rent is consideration that makes lease valid contract.
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Lease Provisions
 Payment of rent
»Most leases req= uire tenant to pay rent.
—Rent is consideration that makes lease valid contract.
—Rent usually = paid at beginning of rental period, but if lease doesn’t specif= y, rent is not due until end of rental period.
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Lease Provisions
 Use of leased property
»Use of rental property must be:
—legal,
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Lease Provisions
 Use of leased property
»Use of rental property must be:
—legal,
—in compliance with local zoning and private restrictions, and
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Lease Provisions
 Use of leased property
»Use of rental property must be:
—legal,
—in compliance with local zoning and private restrictions, and
—permitted under lease terms.
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Lease Provisions
Security deposit<= /span> =
»Usually require= d at beginning of tenancy.
»At end of tenancy, landlord can use it to cover unpaid rent, cleanin= g, or repairs.
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Lease Provisions
Security deposit<= /span> =
»Usually require= d at beginning of tenancy.
»At end of tenancy, landlord can use it to cover unpaid rent, cleanin= g, or repairs.
—If cleaning a= nd repairs less than deposit amount, tenant is entitled to remain= der.
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Lease Provisions
Security deposit<= /span> =
»Usually require= d at beginning of tenancy.
»At end of tenancy, landlord can use it to cover unpaid rent, cleanin= g, or repairs.
—If cleaning a= nd repairs less than deposit amount, tenant is entitled to remain= der.
—Tenant cannot= be charged for “reasonable wear and tear” (damage from normal use).
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»If unit is unfurnished, security deposit can’t exceed two times monthly rental payment.
= Lease Provisions
= Security deposit
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»<= /span>If unit is unfurnished, security deposit can’t exceed two times monthly rental payment.
»<= /span>If unit is furnished, deposit cannot exceed three times monthly rent= al payment.
—These limits apply only to short-term rentals or periodic tenancies.
= Lease Provisions
= Security deposit
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»If unit is unfurnished, security deposit can’t exceed two times monthly rental payment.
»If unit is furnished, deposit cannot exceed = three times monthly rental payment.
—Th= ese limits apply only to short-term rentals or periodic tenancies.
»If lease term is six months or longer, landlord may require security deposit equal to six months’ rent or more.<= /span>
= Lease Provisions
= Security deposit
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»Landlord must return deposit to tenant within 3 weeks after end of tenancy, or send tenant written statement explaining why all or part of it is being retained.
= Lease Provisions
Security deposi= t
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»<= /span>Landlord must return deposit to tenant within 3 weeks after end = of tenancy, or send tenant written statement explaining why all or part of it is being retained.
—Even if deposit labeled “nonrefundable.”
= Lease Provisions
Security deposi= t
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»<= /span>Landlord must return deposit to tenant within 3 weeks after end = of tenancy, or send tenant written statement explaining why all or part of it is being retained.
—Even if deposit labeled “nonrefundable.”
—Liability for noncompliance: $600 in statutory damages plus actual damag= es.
= Lease Provisions
Security deposi= t
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Lease Provisions
 Entry and inspection rights
»Under CA law, residential landlord may enter unit only in an emergency, or in order to:
—provide necessary or agreed services
= —show unit to prospective buyers or tenants<= /span>
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Lease Provisions
 Entry and inspection rights
»Under CA law, residential landlord may enter unit only in an emergency, or in order to:
—provide necessary or agreed services
= —show unit to prospective buyers or tenants
—
»Except in emer= gency, landlord must give tenant 24 hours’ notice before entering.
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Lease Provisions
 Entry and inspection rights
»Under CA law, residential landlord may enter unit only in an emergency, or in order to:
—provide necessary or agreed services
= —show unit to prospective buyers or tenants
—
»Except in emer= gency, landlord must give tenant 24 hours’ notice before entering.
»
»Entry must be = during normal business hours, unless tenant consents otherwise.
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Lease Provisions
 Renewal
»Some leases give tenant option to renew for another term. Tenant usually has deadline for giving noti= ce of intent to renew lease.
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Lease Provisions
 Renewal
»<= /span>Some leases give tenant option to renew for another term. Tenant usually has deadline for giving notice of intent to renew = lease.
»
»<= /span>To renew a lease, parties often sign renewal agreement. =
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»Lease may be renewed by implication: if landlord accepts rental payment from tenant after original lease expi= res.
= Lease Provisions
 Renewal
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»<= /span>Lease may be renewed by implication: if landlord accepts rental payment from tenant after original lease expires.
»
—When lease is renewed by implication, renewal term is same original lease term but can’t exceed one year.
= Lease Provisions
 Renewal
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Lease Provisions
 Maintenance
»Tenant must leave premises in original condition, less reasonable wear and tear.
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Lease Provisions
 Maintenance
»<= /span>Tenant must leave premises in original condition, less reasonable wear and tear.
»
»<= /span>Landlord responsible for necessary repairs to common areas.
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Lease Provisions
 Maintenance
»<= /span>Tenant must leave premises in original condition, less reasonable wear and tear.
»
»<= /span>Landlord responsible for necessary repairs to common areas.
»
»<= /span>Residential landlord must maintain property in habitable condition.
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Lease Provisions
 Manager’s name and address
»Individual leases in multi-unit residential = property must contain property manager’s name and address.<= /div>
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Lease Provisions
 Manager’s name and address
= »<= /span>Individual leases in multi-unit residential property must contain prop= erty manager’s name and address.
—Alternatively, information must be posted in at least one conspicuous location and in every elevator (or in two conspicuous places if no elevators).
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=
3Dbar <= ![endif]>
Summary
 Lease Provisions
»Writing requirement
»Tenant signature
»Payment of rent
»Use of rental property
»Security deposits
»Entry and inspection
»Manager’s name = and address
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Leases
 Transferring leasehold estates
»Unless otherwise agreed, landlord can sell <= span style=3D'position:absolute;top:32.5%;left:8.05%;width:104.11%;height:6.75%= '>property during tenant’s lease term, but new buyer takes title subject= to lease.
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Leases
 Transferring leasehold estates
»<= /span>Unless otherwise agreed, landlord can sell property during tenant’s lease term, but new buyer takes title subject to lease.&= #13;
»
»Transferring leases:
—assignment
—sublease
—novation
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Transferring Leasehold Estates
Assignment=
»= Assignment: Tenant transfers possession to another party (assignee) for entire remainder <= /span>of lease term.
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Transferring Leasehold Estates
Assignment=
» Assignment: Tenant transfers possession to <= span style=3D'position:absolute;top:31.5%;left:8.05%;width:105.8%;height:6.75%'= >another party (assignee) for entire remainder of lease term.
—Assignee take= s on primary liability for rent; original tenant is secondarily liab= le.
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Transferring Leasehold Estates
Assignment=
» Assignment: Tenant transfers possession to <= span style=3D'position:absolute;top:31.5%;left:8.05%;width:105.8%;height:6.75%'= >another party (assignee) for entire remainder of lease term.
—Assignee take= s on primary liability for rent; original tenant is secondarily liable.
—If assignee f= ails to pay rent, landlord can demand payment from original tenant= .
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»= Sublease: Original tenant transfers possession to someone else (subtenant) for only part of remaining lease term.
Transferring Leasehold Estates
= Sublease
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» Sublease: Original tenant transfers possession to someone else (subtenant) for only part of remaining lea= se term.
—Sometimes referred to as “sandwich lease.”
Transferring Leasehold Estates
= Sublease
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»Subtenant is liable to original tenant for <= span style=3D'position:absolute;top:32.5%;left:9.73%;width:100.0%;height:6.75%'= >rent; original tenant retains primary liability to landlord.
Transferring Leasehold Estates
Sublease
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»<= /span>Subtenant is liable to original tenant for rent; original tenant reta= ins primary liability to landlord.
—Subtenant pays original tenant, and then