november 17, 2016 lawrence r. mcdonough pro bono counsel dorsey & whitney llp suite 1500, 50...
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N O V E M B E R 1 7 , 2 0 1 6
L A W R E N C E R . M C D O N O U G H
P R O B O N O C O U N S E LD O R S E Y & W H I T N E Y L L P
S U I T E 1 5 0 0 , 5 0 S O U T H S I X T H S T R E E TM I N N E A P O L I S , M N 5 5 4 0 2 - 1 4 9 8
P : 6 1 2 . 4 9 2 . 6 7 9 5 F : 6 1 2 . 6 7 7 . 3 2 2 0M C D O N O U G H . L A W R E N C E @ D O R S E Y. C O M
Housing Eviction and Expungement Hypotheticals
I. Nonpayment of rent eviction
A. Complaint form http://www.mncourts.gov/mncourtsgov/media/CIOMediaLibrary/PublicForms/Housing__Landlord-Tenant/Eviction/HOU102_Dist4_Eviction_Action_Complaint_Form.pdf B. Complaint claims 1. Written lease for Minneapolis property began two months ago on the 1st , for one year, with rent $1000
2. Identity of individual landlord
3. Landlord disclosed address in lease
4.a. Grounds: tenant owes $500 for this month, $80 in late fees, $325 filing fee, $100 service fee
5. Landlord requests possession of property
I. Nonpayment of rent eviction
C. Interview with client 1. Service: personal service 8 days before the court hearing by professional process server 2. Facts in complaint¶1 Correct¶2 Correct¶3 Correct¶4 Correct¶5 Correct
I. Nonpayment of rent eviction
3. Questions (always ask in a rent case) a. Have the rent? b. Habitability i. Conditionsii. Government or utility inspections c. Landlord license i. Ask tenantii. Check on linehttp://apps.ci.minneapolis.mn.us/AddressPortalApp/
I. Nonpayment of rent eviction
4. Explain eviction and writ process a. Description is at http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_7b. Want to move?c. Settlement
I. Nonpayment of rent eviction
D. Use answer to guide questions and determine issues 1. Answer form A1 for private housing: the most commonhttp://povertylaw.homestead.com/files/Reading/a1private.pdf 2. Other answer formshttp://povertylaw.homestead.com/ResidentialUnlawfulDetainer.html#anchor_10
I. Nonpayment of rent eviction
E. Answer Form
http://povertylaw.homestead.com/files/Reading/a1private.pdf A. General1. Admit 1, 2, and 32. Deny 4 (if there are any defenses)3. BlankNote: No need to respond to complaint ¶5 B. Tenancy1. Private term lease
I. Nonpayment of rent eviction
C. ServiceNothing
D. Preconditions
Nothing
I. Nonpayment of rent eviction
3.a. HabitabilityList problemsAttached any inspection reports
4. LicenseAttach license print outAttach Beaumia v. Eisenbraun
http://povertylaw.homestead.com/ResidentialUnlawfulDetainer.html#anchor_10
7.b.ii. Late feeHigher than 8% of unpaid rent
8.a. Part payment of rentLandlord claims only $500 due of $1000 rentWhen paid, amount, any receipt, and any lease provision?
I. Nonpayment of rent eviction
F. Holding overNothing
G. Breach
Nothing
I. Nonpayment of rent eviction
H. Relief
1. Dismissal3. Habitability abatement9. Rent
c. or d.11. Time to move12. Costs13. Expungement
a. Statuteb. Common lawd. Timing
16. Attorney’s feesa. Landlordb. Tenant: Check lease for provision benefiting landlord as
statute creates reciprocal claim for tenant
I. Nonpayment of rent eviction
F. IFP 1. Poverty Law Webpagehttp://povertylaw.homestead.com/IFP.html 2. Court formhttp://www.mncourts.gov/CMSPages/PortalTemplate.aspx?aliaspath=/GetForms&item=181&itemType=formDetails 3. Expenses tablehttp://povertylaw.homestead.com/files/Reading/IFP_Table.rtf
I. Nonpayment of rent eviction
G. Judicial officer 1. Checkhttp://pa.courts.state.mn.us/default.aspx 2. If Hutchison, consider removalhttp://www.mncourts.gov/CMSPages/PortalTemplate.aspx?aliaspath=/GetForms&item=468&itemType=formDetails
I. Nonpayment of rent eviction
H. Prepare tenant for hearing and settlement 1. Hearing
a. Dismissalb. Scheduling trial
2. Settlement
a. Do not settle for worse than a lossb. Explain again the eviction and writ
process
II. Notice eviction
A. Complaint form http://www.mncourts.gov/mncourtsgov/media/CIOMediaLibrary/PublicForms/Housing__Landlord-Tenant/Eviction/HOU102_Dist4_Eviction_Action_Complaint_Form.pdf B. Complaint claims 1. Oral lease for Minneapolis property began six months ago on the 1st , month-to-month, with rent $1000
2. Identity of business landlord
3. Landlord disclosed address in lease
4.b. Grounds: notice to move at the end of the month a couple of months ago, dated the 1st day of that month, notice attached
5. Landlord requests possession of property
II. Notice eviction
C. Interview with client 1. Service a. Personal service 8 days before the court hearing on babysitter by caretakerb. Check Affidavit of Service on courts website 2. Facts in complaint¶1 Correct¶2 Incorrect: tenant did not know of business¶3 Incorrect: oral lease¶4 Correct¶5 Correct
II. Notice eviction
3. Questions (always ask in a notice case) a. Notice details: given and receivedb. Retaliation: tenant complaints before receiving the noticec. Rent payments since the notice
II. Notice eviction
4. Explain eviction and writ process a. Description is at http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_7b. Want to move?c. Settlement
II. Notice eviction
D. Use answer to guide questions 1. Answer form A1 for private housing: the most commonhttp://povertylaw.homestead.com/files/Reading/a1private.pdf 2. Other answer formshttp://povertylaw.homestead.com/ResidentialUnlawfulDetainer.html#anchor_10
II. Notice eviction
E. Answer Form
http://povertylaw.homestead.com/files/Reading/a1private.pdf A. General1. Admit 1, 2, and 42. Deny 3 (if there are defenses to the notice claim)3. BlankNote: No need to respond to complaint ¶5 B. Tenancy2. Month-to-month lease
II. Notice eviction
C. Service
1. Strict compliance4. Server5. Service
a. and b. D. Preconditions
2.c. Power of authorityCheck the file since landlord is a business
5. Landlord disclosure: unlikely in an oral leasea. Managerb. Principal
6. Trade nameCheck https://mblsportal.sos.state.mn.us/
II. Notice eviction
E. RentNothing
F. Holding over
2.a. Improper notice: short notice3. Retaliation (if applicable)4. Waiver (if applicable)
G. Breach
Nothing
II. Notice eviction
H. Relief 1. Dismissal6. Trade name11. Time to move12. Costs13. Expungement
a. Statuteb. Common lawd. Timing
16. Attorney’s feesb. Tenant: Check lease for provision benefiting
landlord as statute creates reciprocal claim for tenant
II. Notice eviction
F. IFP 1. Poverty Law Webpagehttp://povertylaw.homestead.com/IFP.html 2. Court formhttp://www.mncourts.gov/CMSPages/PortalTemplate.aspx?aliaspath=/GetForms&item=181&itemType=formDetails 3. Expenses tablehttp://povertylaw.homestead.com/files/Reading/IFP_Table.rtf
II. Notice eviction
G. Judicial officer 1. Checkhttp://pa.courts.state.mn.us/default.aspx 2. If Hutchison, consider removalhttp://www.mncourts.gov/CMSPages/PortalTemplate.aspx?aliaspath=/GetForms&item=468&itemType=formDetails
II. Notice eviction
H. Prepare tenant for hearing and settlement 1. Hearing
a. Dismissalb. Scheduling trial
2. Settlement
a. Do not settle for worse than a lossb. Explain again the eviction and writ
process
III. Breach eviction
A. Complaint form http://www.mncourts.gov/mncourtsgov/media/CIOMediaLibrary/PublicForms/Housing__Landlord-Tenant/Eviction/HOU102_Dist4_Eviction_Action_Complaint_Form.pdf B. Complaint claims 1. Written lease for Minneapolis property began six months ago on the 1st , for one year, with rent $1000
2. Identity of individual landlord
3. Landlord disclosed address in lease
4.c. Grounds: tenant violated lease
5. Landlord requests possession of property
III. Breach eviction
C. Interview with client 1. Service: personal service 8 days before the court hearing by professional process server 2. Facts in complaint¶1 Correct¶2 Correct¶3 Correct¶4 Incorrect¶5 Correct
III. Breach eviction
3. Questions a. Breach (always ask about the breach)1. Old personal care attendant (PCA) for disabled tenant played loud music two months ago.2. Tenant fired PCA and hired new one b. Lease (always review the lease)1. Hand written lease2. Prohibits noise3. No provision on eviction for breach4. Nothing on attorney’s fees
III. Breach eviction
4. Explain eviction and writ process a. Description is at http://povertylaw.homestead.com/files/Reading/Residential_Eviction_Defense_in_Minnesota.htm#TOC1_7b. Want to move?c. Settlement
III. Breach eviction
D. Use answer to guide questions 1. Answer form A1 for private housing: the most commonhttp://povertylaw.homestead.com/files/Reading/a1private.pdf 2. Other answer formshttp://povertylaw.homestead.com/ResidentialUnlawfulDetainer.html#anchor_10
III. Breach eviction
E. Answer Form
http://povertylaw.homestead.com/files/Reading/a1private.pdf A. General1. Admit 1, 2, and 32. Deny 43. BlankNote: No need to respond to complaint ¶5 B. Tenancy1. Private term lease
III. Breach eviction
C. ServiceNothing
D. Preconditions
Nothing E. Rent
Nothing F. Holding over
Nothing
III. Breach eviction
G. Breach 1. Lease not attached2. Not material5. No right of reentry8. Waiver10. Disability15. Forfeiture
III. Breach eviction
H. Relief 1. Dismissal11. Time to move12. Costs13. Expungement
a. Statuteb. Common lawd. Timing
III. Breach eviction
F. IFP 1. Poverty Law Webpagehttp://povertylaw.homestead.com/IFP.html 2. Court formhttp://www.mncourts.gov/CMSPages/PortalTemplate.aspx?aliaspath=/GetForms&item=181&itemType=formDetails 3. Expenses tablehttp://povertylaw.homestead.com/files/Reading/IFP_Table.rtf
III. Breach eviction
G. Judicial officer 1. Checkhttp://pa.courts.state.mn.us/default.aspx 2. If Hutchison, consider removalhttp://www.mncourts.gov/CMSPages/PortalTemplate.aspx?aliaspath=/GetForms&item=468&itemType=formDetails
III. Breach eviction
H. Prepare tenant for hearing and settlement 1. Hearing
a. Dismissalb. Scheduling trial
2. Settlement
a. Do not settle for worse than a lossb. Explain again the eviction and writ
process
IV. Expungement of recent eviction
Settled recent nonpayment of rent eviction for reduced rent payment plan and repairs, and tenant stayed A. Investigate for other claims 1. Check complaint on courts website
2. Complaint lists business defendant, part payment of rent, and late fee over 8% of unpaid rent
3. Use answer form to identify merit issueshttp://povertylaw.homestead.com/files/Reading/a1private.pdf4. Ask tenant for reason rent was not paid, and details on reports
5. Business plaintiffTrade name registration: check https://mblsportal.sos.state.mn.us/Power of authority: check court file
IV. Expungement of recent eviction
B. Draft motion 1. Website: http://minnhousingclinic.homestead.com/expungementforms.html
2. Form Exp-1HENN (Hennepin County, Fourth Judicial District)
http://minnhousingclinic.homestead.com/files/exp1motion_HENN_CTY.pdf
3. If including claim for common law expungement in addition to statutory expungement, attach Minneapolis Public Housing Authority v. REDACTED, Court File No. 27-CV-HC-13-4766 (Minn. Dist. Ct. 4th Dist. June 2, 2014)http://minnhousingclinic.homestead.com/files/MPHA_v._REDACTED__No._27-CV-HC-13-4766__Minn._Dist._Ct._4th_Dist._June_2__2014_.pdf
IV. Expungement of recent eviction
4. Merit claims include habitability, part payment of rent, late fee, and other defenses that apply. 5. Fairness and public interest claims include above defenses, the defendant was not a bad tenant, and the parties settled and the defendant remained a tenant.
IV. Expungement of recent eviction
C. In Forma Pauperis 1. Check courts website to see if IFP order issued in case. 2. If not, complete form. 3. Poverty Law Webpagehttp://povertylaw.homestead.com/IFP.html 4. Court formhttp://www.mncourts.gov/CMSPages/PortalTemplate.aspx?aliaspath=/GetForms&item=181&itemType=formDetails 5. Expenses tablehttp://povertylaw.homestead.com/files/Reading/IFP_Table.rtf
IV. Expungement of recent eviction
D. Service 1. Explain service by mail2. Explain filing Affidavit of Service3. Explain hearing
V. Expungement of very old eviction
Very old eviction for nonpayment of rent, stricken. A. Investigate for other claims 1. Check complaint on courts website but no documents available
2. Ask tenant for reason rent was not paid and any other details
3. Check for other evictions on courts website and ask tenant about them.
4. If there are a lot of recent evictions, expungement of any of them is unlikely.
5. If there only are very old evictions, expungement is possible.
V. Expungement of very old eviction
B. Draft motion 1. Website: http://minnhousingclinic.homestead.com/expungementforms.html 2. Form Exp-1HENN (Hennepin County, Fourth Judicial District)
http://minnhousingclinic.homestead.com/files/exp1motion_HENN_CTY.pdf 3. If there are no errors in the landlord’s case, claim common law expungement and attach Minneapolis Public Housing Authority v. REDACTED, Court File No. 27-CV-HC-13-4766 (Minn. Dist. Ct. 4th Dist. June 2, 2014)http://minnhousingclinic.homestead.com/files/MPHA_v._REDACTED__No._27-CV-HC-13-4766__Minn._Dist._Ct._4th_Dist._June_2__2014_.pdf
V. Expungement of very old eviction
4. If there are defenses to the eviction, complete ¶2 on statutory expungement, noting the defenses, the age of the case, the lack of information supporting the landlord’s claim, and the limited interest of the public in such an old eviction case. 5. If there are no defenses, complete ¶4 on common law expungement, the age of the case, the lack of information supporting the landlord’s claim, and the limited interest of the public in such an old eviction case.
V. Expungement of very old eviction
C. In Forma Pauperis 1. Check courts website to see if IFP order issued in case. 2. If not, complete form. 3. Poverty Law Webpagehttp://povertylaw.homestead.com/IFP.html 4. Court formhttp://www.mncourts.gov/CMSPages/PortalTemplate.aspx?aliaspath=/GetForms&item=181&itemType=formDetails 5. Expenses tablehttp://povertylaw.homestead.com/files/Reading/IFP_Table.rtf
V. Expungement of very old eviction
D. Service 1. Explain service by mail2. Explain filing Affidavit of Service3. Explain hearing
Questions
Lawrence R. McDonoughPro Bono CounselDorsey & Whitney LLPSuite 1500, 50 South Sixth StreetMinneapolis, MN 55402-1498P: 612.492.6795 F: [email protected]