2012 -- H 7177

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LC00639

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STATE OF RHODE ISLAND

IN GENERAL ASSEMBLY

JANUARY SESSION, A.D. 2012

____________

A N A C T

RELATING TO PROPERTY - RESIDENTIAL LANDLORD TENANT ACT

     

     

     Introduced By: Representatives Petrarca, Trillo, Jackson, and Lally

     Date Introduced: January 18, 2012

     Referred To: House Judiciary

It is enacted by the General Assembly as follows:

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     SECTION 1. Sections 34-18-35 and 34-18-56 of the General Laws in Chapter 34-18

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entitled "Residential Landlord and Tenant Act" is hereby amended to read as follows:

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     34-18-35. Eviction for nonpayment of rent. -- (a) If any part of the stipulated rent is due

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and in arrears for fifteen (15) ten (10) days, the landlord shall send a written notice, in a form

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substantially similar to that provided in section 34-18-56(a), specifying the amount of the rent

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which is fifteen (15) ten (10) days in arrears, making demand for the rent, and notifying the tenant

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that unless he or she cures the breach within five (5) days of the date of mailing of the notice, the

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rental agreement shall terminate, and the landlord shall commence an eviction action in the

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appropriate district court or housing court.

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      (b) If the tenant fails to cure his or her breach by paying the stipulated rent in arrears

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within five (5) days of the date of mailing of the notice, the landlord may commence an eviction

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action against the tenant, which shall be filed no earlier than the sixth (6th) day after mailing of

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the written demand notice. The action shall be commenced by filing a "Complaint for Eviction

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for Nonpayment of Rent" in the appropriate court in the form provided in section 34-18-56(d).

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      (c) The summons for eviction for nonpayment of rent shall specify the date for hearing

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and be in the form provided in section 34-18-56(g). The summons shall specify that the defendant

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may file and serve his or her answer prior to or at the time of hearing, and that if he or she fails to

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answer or appear at the hearing, he or she shall be defaulted.

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      (d) If the defendant files his or her answer and commences discovery prior to the

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hearing, and it appears, for good cause shown, that the defendant will not be able to conduct his

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or her defense without the benefit of discovery, the court may continue the hearing to allow a

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reasonable time for the completion of discovery. In the case of such a continuance, the court may,

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in its discretion, order interim rent, or other remedy, to be paid to preserve the status quo pending

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hearing. Except as provided in this chapter, the landlord may recover possession and actual

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damages. In cases where the tenant had received a demand notice pursuant to subsection (a)

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within the six (6) months immediately preceding the filing of the action, and the tenant's

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nonpayment was willful, the landlord may also recover a reasonable attorney's fee.

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      (e) The tenant shall have the right to cure his or her failure to pay rent by tendering the

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full amount of rent prior to commencement of suit. If the tenant has not received a notice pursuant

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to subsection (a) of this section within the six (6) months immediately preceding the filing of the

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action, the tenant shall have the right to cure his or her failure to pay rent after commencement of

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suit by tendering the full amount of rent in arrears, together with court costs, at the time of

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hearing.

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     34-18-56. Notices and complaint forms. -- (a) A notice in substantially the following

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language shall suffice for the purpose of giving a tenant a five (5) day demand for payment of

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rent prior to commencement of an eviction pursuant to section 34-18-35:

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     FIVE-DAY DEMAND NOTICE

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     FOR NONPAYMENT OF RENT

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     R.I.G.L. 34-18-35

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     Date of Mailing: ________________

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     TO: __________________________

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      (tenant)

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      _____________________________

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      _____________________________

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      (rental address)

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     You are now more than fifteen ten days in arrears for some or all of the rent owed under

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your rental agreement. State law requires that you be sent this Notice of arrearage.

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     Unless you make payment of all rent in arrears within five days of the date this notice

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was mailed to you, an eviction action may be instituted in court against you. You can prevent the

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eviction by paying all rent owing within five days of the mailing of this notice.

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     If you believe you have a legal reason for not paying this rent, you will be able to present

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that defense at the eviction hearing. The rent in arrears as of the above date is $_____________.

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      __________________________

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      (landlord or owner signature)

     

     

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     I certify that I placed in regular U.S. mail, first class postage prepaid, a copy of this

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Notice, addressed to the tenant, on the ________ day of ___________, 19 20 ___.

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      ___________________________

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      (landlord or owner signature)

     

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     (b) A notice in substantially the following language shall suffice for the purpose of giving

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a tenant a notice of noncompliance with the rental agreement pursuant to section 34-18-36:

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     NOTICE OF NONCOMPLIANCE

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     R.I.G.L. 34-18-36

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      Date of Mailing: ________________

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     TO: __________________________

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      (tenant)

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     _____________________________

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     _____________________________

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      (address)

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     You are in breach of your rental agreement, or of your legal duties under R.I.G.L. 34-18-

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24, because you:

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     ____________________________________________________________________

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     ____________________________________________________________________

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     __________________________________________________________________

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      (provide details)

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     To remedy this situation you must do the following within twenty days of the date of

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mailing of this Notice:

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     ___________________________________________________________________

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     ____________________________________________________________________

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     ____________________________________________________________________

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     If you do not remedy this situation within twenty days, your rental agreement will

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terminate without further notice on __________ (date, which must be not less than twenty-one

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days from the date of mailing of this Notice). (NOTE: Under the law you lose this right to remedy

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your noncompliance if this is the second notice on the same subject within the past six months.)

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After that date an eviction case may begin in court, and you may be served with a complaint. You

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will have the right to a hearing and to present any defenses you believe you have.

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      _____________________________

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      (signature)

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      ______________________________

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      ______________________________

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      (name and address of land- lord/owner)

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     I certify that I placed in regular U.S. mail, first class postage prepaid, a copy of this

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Notice, addressed to the tenant, on the _______ day of __________, 19 20 ___.

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      _____________________________

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      (landlord or owner signature)

     

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     (c) A notice in substantially the following language shall suffice for the purpose of giving

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a tenant notice of termination of tenancy pursuant to section 34-18-37:

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     NOTICE OF TERMINATION OF TENANCY

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     R.I.G.L. 34-18-37

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      Date of Mailing: ________________

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     TO: __________________________

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      (tenant)

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     __________________________

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     __________________________

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      (address)

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     You are hereby directed to vacate and remove your property and personal possessions

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from the premises located at ___________________________________________________

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      (address of premises)

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     and deliver control of the premises to the landlord/owner on the first day after the end of your

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current rental period, namely ____________.

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      (insert date)

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      This notice is given for the purpose of terminating your tenancy. You must continue to

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pay rent as it becomes due until the date indicated above. If you fail to pay that rent, a

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nonpayment eviction action may be instituted against you.

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      If you fail to vacate the premises by the date specified, an eviction may be instituted

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against you without further notice. If you believe you have a defense to this termination, you will

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be able to raise that defense at the court hearing.

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      ____________________________

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      (signature)

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      ____________________________

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      _____________________________

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      (name and address of land- lord/owner)

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      I certify that I placed in regular U.S. mail, first class postage prepaid, a copy of this

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Notice, addressed to the tenant, on the _______ day of _________, 19 20 ______.

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      _____________________________

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      (landlord or owner signature)

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      (d) A complaint in substantially the following language shall suffice for the purpose of

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commencing an eviction action for nonpayment of rent pursuant to section 34-18-35:

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     STATE OF RHODE ISLAND AND PROVIDENCE PLANTATIONS

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     ____________________, Sc. DISTRICT COURT

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     _______________________ _____________ DIVISION

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      PLAINTIFF DEFENDANT

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     ______________________________ ______________________________

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      (Landlord's Name) (Tenant's Name)

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      ______________________________ V ______________________________

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______________________________ ______________________________

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     ______________________________ ______________________________

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      (address) (address of rental premises)

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     COMPLAINT FOR EVICTION

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     FOR NONPAYMENT OF RENT

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     R.I.G.L. 34-18-35

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     1. Plaintiff is the owner/landlord of the rental premises listed above, in which the Defendant

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Tenant currently resides.

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     2. Defendant is more than fifteen ten days in arrears in rental payments due to the plaintiff from

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the defendant. The rent is $__________ per __________, and the amount in arrears is $________

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as of the __________ day of __________, 19 20 ____.

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      (month)

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     3. Plaintiff has served the five-day demand notice as required by law, and a copy of that notice is

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attached to this complaint. The notice was mailed to the defendant on the __________ day of

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________, 19 20 ____.

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     4. Defendant has not paid the rent in arrears or offered the full amount in arrears, either before or

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after the demand notice. Defendant remains in possession of the rental premises.

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     WHEREFORE, Plaintiff requests that this Court grant a judgment for possession of the premises

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(eviction of the tenant) and for back rent in the amount of $______________, plus costs.

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      ___________________________________________

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      (Name & address of landlord/owner or attorney for landlord)

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      _____________________________________________

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     Date complaint

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     filed with clerk __________

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      (e) A complaint in substantially the following language shall suffice for the purpose of

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commencing an eviction action for noncompliance with the rental agreement pursuant to section

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34-18-36, or an eviction action for unlawfully holding over after expiration or termination of the

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tenancy pursuant to section 34-18-38:

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     STATE OF RHODE ISLAND AND PROVIDENCE

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     PLANTATIONS

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     __________________, Sc. DISTRICT COURT

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     ____________________________ _____________ DIVISION

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      PLAINTIFF DEFENDANT

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     ______________________________ ______________________________

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      (Landlord's Name) (Tenant's Name)

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     ______________________________ V ______________________________

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     ______________________________ ______________________________

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      (address) (address of rental premises)

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     COMPLAINT FOR EVICTION

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     FOR REASON OTHER THAN

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     NONPAYMENT OF RENT

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     R.I.G.L. 34-18-36

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     R.I.G.L. 34-18-38

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      1. Plaintiff Landlord(s) owns the rental premises listed above, in which the Defendant

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Tenant(s) resides.

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      2. CHECK ONE:

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     ____ Defendant breached the tenant's obligations under the rented agreement or section 34-18-24

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as set forth in the attached copy of the notice of noncompliance which was mailed to the

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defendant. Defendant has not cured or remedied the breach. (Plaintiff must attach copy of

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required notice of noncompliance.)

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     ____ Defendant has remained in possession of the rented premises following the period set forth

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in the attached notice of termination of tenancy which was mailed to defendant. (Plaintiff must

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attach copy of required termination notice.)

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     ____ Defendant breached the tenants' obligations under section 34-18-24(8), (9) or (10).

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      3. Plaintiff seeks judgment for possession of the premises plus judgment in the amount of

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_____________________________for_________________________________________

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________________________________________________________________________

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     _________________________________________________________________________

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     _________________________________________________________________________

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      (explain basis for money claim)

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     Plaintiff seeks costs and fees (if applicable).

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      ___________________________________

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      (Signature of Landlord/Owner or Attorney)

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      _____________________________________

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     Date complaint filed

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     with clerk __________

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      (f) A complaint in substantially the following language, or in similar language, shall be

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sufficient for use by landlords or by tenants to bring any claims or causes of action other than

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eviction actions:

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     NOT FOR EVICTION

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     STATE OF RHODE ISLAND AND PROVIDENCE PLANTATIONS

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     ____________________, Sc. DISTRICT COURT

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     ______________________________ _____________DIVISION

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      PLAINTIFF DEFENDANT

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     ______________________________ ______________________________

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      (Name) (Name)

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      ______________________________ V ______________________________

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______________________________ ______________________________

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     ______________________________ ______________________________

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      (address) (address of rental premises)

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     LANDLORD-TENANT COMPLAINT

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     (NOT FOR USE IN EVICTIONS)

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      1. Plaintiff is the ____ Tenant ____ Landlord/Owner of the rental premises at

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______________________________________________________________________________.

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      (address of rental premises)

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      2. Defendant is the ____ Tenant ____ Landlord/Owner.

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      3. Plaintiff claims that defendant has breached the obligations of the rental agreement or

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law in relation to this landlord-tenant relationship, as follows:

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     ______________________________________________________________________________

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______________________________________________________________________________

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______________________________________________________________________________

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      (brief description of claim, attach extra sheet, if necessary)

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      4. Plaintiff seeks the following judgment or relief from the Court:

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     ______________________________________________________________________________

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______________________________________________________________________________

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______________________________________________________________________________

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     Date Complaint Filed

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     With Clerk: __________ _______________________________________

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      (Signature of plaintiff or plaintiff's attorney)

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      _______________________________________

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      (address)

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      (g) The summons in an action for eviction for nonpayment of rent pursuant to section 34-18-35

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shall be in substantially the following form:

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     STATE OF RHODE ISLAND

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     DISTRICT COURT SUMMONS

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     EVICTION-NONPAYMENT OF RENT

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     DIVISION COUNTY CIVIL ACTION-FILE NO.

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     Address of Court:

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     ___________________________________ ______________________________________

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___________________________________ ______________________________________

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     ___________________________________ ______________________________________

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      (name & address of plaintiff-landlord) (name & address of defendant-tenant)

     

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     TO THE TENANT: You are served with an eviction complaint for nonpayment of rent. If you do

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nothing, you will lose by default and be evicted. If you claim any defense, you must complete the

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enclosed ANSWER and file it with the Court Clerk at or before the hearing date. You should also

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mail a copy to the landlord or the landlord's lawyer. Your hearing will be at 9:30 9:00 A.M. on

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the hearing date, at the court address listed above. You should go to the hearing or you may lose

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by default. If you think the case is "settled," you should still go to the hearing to make sure the

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settlement is in the court record.

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     YOUR HEARING DATE IS: ________________________________.

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     (Proof of Service on next page)

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      ________________________________________

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     PROOF OF SERVICE

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     I hereby certify that I served a copy of the Complaint and Summons & Answer upon the

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defendant(s) by delivering or leaving said papers in the following manner:

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     ______ to the defendant personally; or

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     ______ at his or her dwelling unit or usual place of abode at the address listed below with a

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person of suitable age then residing therein; or

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     ______ if none be found, by posting conspicuously on the door to the defendant's dwelling unit.

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     ADDRESS OF DWELLING OR USUAL PLACE OF ABODE:

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     ______________________________________________________________________________

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     NAME OF PERSON OF SUITABLE AGE:

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     ______________________________________________________________________________

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     SERVICE DATE: _______________________________________________________________

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     DEPUTY SHERIFF/CONSTABLE: ________________________________________________

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     ______________________________________________________________________________

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     CERTIFICATE OF SERVICE

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      I hereby certify that a copy of this Complaint and Summons was placed into regular U.S.

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Mail, postage prepaid, on the ___________ day of __________, 19 20 ____, addressed to

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defendant at the following address:

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     ______________________________________________________________________________.

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      ________________________________________

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      (Signature of ____________ Clerk)

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     (h) The summons in an action for eviction for noncompliance with the rental agreement pursuant

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to section 34-18-36, or for unlawfully holding over after termination or expiration of tenancy

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pursuant to section 34-18-38, shall be in substantially the following form:

     

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     STATE OF RHODE ISLAND

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      DISTRICT COURT SUMMONS

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     EVICTION FOR REASON OTHER THAN NONPAYMENT OF

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     RENT

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     DIVISION COUNTY CIVIL ACTION-FILE NO.

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     __________________ ________________

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     Address of Court:

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     ________________________________ _______________________________________

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     ________________________________ V _______________________________________

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     ________________________________ _______________________________________

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      (name & address of plaintiff-landlord) (name & address of defendant-tenant)

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      TO THE TENANT: You are served with an eviction complaint for noncompliance with

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rental agreement (R.I.G.L. 34-18-36), or for unlawfully holding over after termination or

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expiration of tenancy (R.I.G.L. 34-18-38). If you do nothing, you will lose by default and be

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evicted. If you claim any defense, you must complete the enclosed ANSWER and file it with the

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Court Clerk within TWENTY (20) days after you are served with this summons and complaint.

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You should also mail a copy of the ANSWER to the landlord or the landlord's lawyer. If you file

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the enclosed ANSWER, then you will receive another written notice telling you when the hearing

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will be. If you have any questions, you may consult a lawyer. If you think the case is "settled"

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you should still file the enclosed ANSWER or be sure that the written settlement is in the file at

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the Clerk's office.

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      (Proof of Service on next page)

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________________________________________

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     PROOF OF SERVICE

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      I hereby certify that I served a copy of the Complaint, Summons, and Answer form upon

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the defendant(s) by delivering or leaving said papers in the following manner:

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     ____ to the defendant personally ____

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     at his/her dwelling unit or usual place of abode at the address listed below, with a person of

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suitable age then residing therein

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     ____ to an agent named below authorized by appointment or by law to receive service of process

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____ further notice as required by law was given as noted below

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     Address of dwelling or usual place of abode:

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     ______________________________________________________________________________

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     Name of person of suitable age or of agent:

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     Service Date: __________________

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     Deputy Sheriff/Constable (circle one):

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      ______________________________

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      (signature)

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     (i) The summons in an action relating to any claims by tenants, or by landlords other than for

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eviction, shall be in substantially the following form:

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     STATE OF RHODE ISLAND

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      DISTRICT COURT SUMMONS

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     ________________ _________________ _________________________________

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     DIVISION COUNTY CIVIL ACTION-FILE NO.

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     _____________________________ ___________________________________________

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      PLAINTIFF PLAINTIFF'S ATTORNEY

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      ___________________________________________

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      ADDRESS

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     ______________ vs ____________

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     DEFENDANT

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      ___________________________________________

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      DEFENDANT'S ADDRESS

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     ______________________________ ___________________________________________

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     TO THE ABOVE-NAMED DEFENDANT:

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      You are hereby summoned and required to serve upon the plaintiff's attorney, whose

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name and address appears above, an answer to the complaint which is herewith served upon you.

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Your answer must be made within 20 days after service of this summons, excluding the date of

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service. The original must be filed in writing with this court. If you fail to do so, judgment by

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default will be taken against you for the relief demanded in the complaint.

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______________________________ _________________________________________

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     DATE CLERK

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     ______________________________ ________________________________________

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     SEAL OF THE DISTRICT COURT DATE RECEIVED

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     ______________________________________________________________________________

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     PROOF OF SERVICE

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      I hereby certify that on the date below I served a copy of this summons and a copy of the

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complaint received herewith upon the above-named defendant by delivering or leaving said

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papers in the following manner:

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     _______to the defendant personally.

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     _______at his dwelling house or usual place of abode at the address entered below, with a person

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of suitable age and discretion then residing therewith.

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     _______to an agent named below authorized by appointment or by law to receive service of

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process.

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     _______Further notice as required by statute was given as noted on the reverse side.

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     ______________________________________________________________________________

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     Address of Dwelling or Usual Place of Abode

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     ______________________________________________________________________________

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     Name of Authorized Agent or Person of Suitable Age

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     ______________________________ ________________________________

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      Date Deputy Sheriff/Constable

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     ______________________________ ________________________________

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      SERVICE FEE $________

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     (j) The blank answer served in eviction actions shall be in substantially the following form:

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     STATE OF RHODE ISLAND AND PROVIDENCE PLANTATIONS

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     ____________________, Sc. DISTRICT COURT

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______________________________ _____________ DIVISION

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PLAINTIFF DEFENDANT

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     ______________________________ ___________________________________________

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     (Landlord's Name) (Tenant's Name)

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      V

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______________________________ _____________________________________________

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     (address) (address of rental premises)

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     INSTRUCTIONS TO THE DEFENDANT

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      Listed below are several possible defenses to the eviction action your landlord has filed

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against you. If one or more of these defenses apply to your case, check the appropriate box(es). If

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space is provided, write in facts in support of that defense. Use additional paper if necessary.

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Some of these defenses are technical, and there may be others not listed here. You may consult a

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lawyer and seek representation before filling out this Answer.

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     TENANT'S ANSWER

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      ( ) The complaint against me is untrue or fails to state the following facts:

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     ( )I offered rent, but my landlord refused it. I am still able and willing to pay the rent. I

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     ( ) I have a defense for nonpayment because the landlord has failed to maintain the premises in a

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fit and habitable condition.

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     ( ) My rent has not been paid, but I have a legally justifiable defense for not paying:

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     ( ) I have a written lease which does not expire until:

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     ( ) I have not received the required notice from the landlord before this complaint was served on

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me.

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     ( ) The landlord is trying to evict me because I have exercised my legal rights by calling code

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enforcement officials, or by taking the following protected action:

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     ( ) I have other defenses as follow:

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      WHEREFORE: Because of the defense(s) indicated above, I ask the court to grant a

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judgment in my favor and not order me to be evicted.

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     COUNTERCLAIM

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      Instructions: If you believe you are entitled to be awarded damages or money for any

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reason from your landlord, you may fill out the statement below:

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     I hereby sue my landlord for the amount of $_____________.

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     I believe I am entitled to receive an award of this amount because

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______________________________________________________________________________

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     ___________________________________ _____________________________________

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     Name of Defendant (or attorney) Signature of Defendant

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     ___________________________________

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     ___________________________________

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     Address

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     ________________________________

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     Telephone number

     

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     SECTION 2. Section 34-18-50 of the General Laws in Chapter 34-18 entitled "Residential

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Landlord and Tenant Act" is hereby repealed:

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     34-18-50. Payment of moving costs required. -- Whenever the personal property of any

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tenant is removed from the premises the tenant occupies by mandate of an execution from the

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court of competent jurisdiction, the tenant shall pay the entire amount of the cost of moving the

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personal property and any prepaid storage charges to the sheriff, constable, or other person who

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lawfully caused the personal property to be so moved before the personal property can be

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released to the tenant by the person, firm, partnership, company, association, or corporation

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having lawful possession of the property. Further, the sheriff, constable, or other person who

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lawfully caused the personal property to be so moved shall prepare and deliver a release in

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writing stating that the costs of moving and any prepaid storage charges have been paid in full

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and authorizing the release of the personal property to the tenant. This amount shall be paid to the

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landlord as reimbursement for the costs of removing the personal property.

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     SECTION 3. Chapter 34-18-48.1 in Chapter 34-18 of the General Laws entitled

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"Residential Landlord and Tenant Act" is hereby amended by adding thereto the following

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section:

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     34-18-48.1. Service of Possession Execution -. – Notwithstanding any general or public

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law to the contrary, all executions for possession, issued pursuant to this chapter, shall be served

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as soon as possible. Tenants, who continue to remain on the premises, after they have been served

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with an execution for possession, shall be deemed criminal trespassers in violation of section 11-

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44-26. Any possessions of the tenant(s) that remain on the premises, after service of a possession

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execution shall be deemed forfeited and subject to be removed by the landlord, without the

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assistance of a constable or sheriff and without the need to be stored.

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     SECTION 4. This act shall take effect upon passage.

     

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LC00639

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EXPLANATION

BY THE LEGISLATIVE COUNCIL

OF

A N A C T

RELATING TO PROPERTY - RESIDENTIAL LANDLORD TENANT ACT

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     This act would allow a landlord who has a tenant that is more than ten (10) days in

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arrears in rent, as opposed to the current fifteen (15) days, to send a letter to the tenant giving

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them five (5) more days to pay their rent before filing a complaint for eviction. It would abolish

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the landlord’s current obligation to physically remove tenants and store their possessions, after

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they have been served by a court possession execution by a sheriff or constable.

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     This act would take effect upon passage.

     

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LC00639

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H7177