The
most common problem we run into for our clients who are landlords is where a
landlord is confused, or not aware of, the strict eviction process required in
the State of New Hampshire. They end up attempting to evict a tenant in the
wrong way, which causes them to open themselves up to liability to the tenant, their
own attorney’s fees, the tenant’s attorney’s fees, and costs that they did not
anticipate. The question is always asked, in the future, how do I avoid this
problem?
First,
it is important to understand the nature of a tenancy. There are three general
forms of tenancies that we should start with. The first is when a tenant has a
written lease with a landlord for a term of time. Often, this is for a year.
The second is a “month to month” tenant who generally does not have a written
lease, but pays their rent at the same time each month and contacts the
landlord if problems need to be addressed. The third is called a “holdover
tenant”. This is the tenant who stays beyond the time agreed to with the landlord,
and effectively overstays their welcome. This holdover tenant is often the one
that needs to be evicted.
Second,
the most important step is to terminate the tenancy. This is often forgotten by
landlords, or confused with evicting tenants. In order to terminate the
tenancy, you need to provide written notice that the tenancy has been
terminated. This is generally done by email or letter, but either way it is
important to keep a dated copy. Termination of a tenancy with a lease must be
done thirty (30) days prior to the expiration of a lease. For example, a lease
that runs from January 1st, 2012, through January 1st,
2013, requires a written notice of the intent to not renew the lease (and thereby
terminate the tenancy) no later than November 30th, 2012. In a month
to month arrangement, the termination is fairly similar, but a landlord must
know the date rent is received. At least thirty (30) days’ notice is again
required. So, for example, a month to month tenant that pays on the 15th
of every month requires written notice of the termination of tenancy no later
than the 14th of the month before the landlord wants the
tenant to leave. In this example, if a landlord wants someone out by April 15th,
they need to provide the written notice of termination no later than March 14th
of the month prior. A holdover tenant usually has the tenancy already
terminated, so often additional written notice is not required. Make sure to
consult with an attorney prior to assuming how much time you have to give to
provide proper notice to a tenant to terminate their tenancy.
Once
the tenancy is terminated, it gives the landlord the right to evict the tenant.
For a renter, this involves posting an eviction notice on the door of the
tenant’s home that provides seven (7) days for the tenant to leave. If the
tenant does not leave after the seven days, the landlord then has the right to
file a Landlord and Tenant Writ with the Court. The landlord and tenant writ
requests an order from the Court granting the landlord physical possession of
the property. Once granted, a copy of this is provided to the local sheriff’s
office, and then on the first Tuesday of every month they enforce these writs
and physically eject the tenant from the premises. Before you post an eviction
notice, or file an action in court, it is best to consult with an attorney to
assure all necessary steps have been complied with.
Landlord
Tenant law is wrought with minefields that, if a landlord isn’t careful, can
create substantial liability to the tenant. It is strongly encouraged that if
you need help with an eviction, or even just a better understanding of the
process, that you meet with an experienced lawyer at Parnell & McKay that
can help guide you through the process. If you find yourself in need of
assistance, contact our
office and put our experience to use.