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State Eviction Protection: the latest information on coronavirus-related tenant protections by state (and county and major cities)

State Eviction Protection: the latest information on coronavirus-related tenant protections by state (and county and major cities)

  • Posted: Feb 01, 2021
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State Eviction Protection

The chart below attempts to capture the latest information on coronavirus-related tenant protections by state (and county and major cities, if applicable). Please note that this information is changing hourly, and the chart might not reflect all current protections. For the best information about the status of evictions where you live, check your state’s judicial system or governor’s website. You can also contact a legal aid organization in your area.

In the chart, click on the state’s name to be directed to its official COVID-19 website.

State County or City Hold On Evictions Hold on Utility Shutoffs Other Tenant Protections/Notes
Alabama No No -Visit ALtogether to find resources for assistance in Alabama.

-Alabama’s Coronavirus Relief Fund.

-Public Service Commission states that it is confident no customers will experience interruption during crisis, and that after crisis period utilities will help with past-due accounts. However, the decision is left to individual utility providers.

Alaska No No -See the Regulatory Commission of Alaska’s COVID-19 utility information page.
-Information about housing relief and help for Alaskans.-Information for renters about 2021 rent relief programs.

Alaska Info re: CDC Eviction Ban (9/4/2020)

Arizona No No -Arizona Corporation Commission’s ban on utility disconnects has ended, but many providers are extending the hold on disconnects and are offering assistance to customers. Check with your provider.

Resources for individuals in Arizona.

-Arizona utility assistance programs.

Arizona Department of Housing Eviction Prevention program.

Arizona Info re: CDC Eviction Ban (9/4/2020)

Arkansas No Yes -Arkansas Public Service Commission ordered a shutoff moratorium during state of emergency.

Arkansas Public Service Commission COVID-19 Resources

Courts are still open and conducting hearings (not in person) when possible. Check with courts re: status.

Arkansas Fresh Start rental assistance program.

California (local ban information) Yes: through 6/30/2021 Yes: until 4/16/2021 Governor has announced that the eviction moratorium will be extended through June 30, 2021.

-On 3/4/20 Governor Gavin Newsom declared a California-wide state of emergency (N-44-20) that (among other price controls) automatically caps rent increases. Via two separate orders, Newsom also allowed cities and counties to enact their own tenant protections (3/16/20 Executive Order N-28-20) and to extend those protections through 9/30/20 if they choose to do so. (6/30/20 Executive Order N-71-20).

On August 31, 2020 Gov. Newsom signed AB 3088, which bans evictions of tenants who can’t pay rent due to COVID hardships until February 1, 2021. If the COVID hardship occurs between September 1, 2020 and January 31, 2021, tenants must pay at least 25% of rent due to avoid eviction. California has an information sheet outlining the eviction ban and tenant protections, and you can also read the text of the law for more information.

-Also see California Eviction Moratorium (Bans) and Tenant Protections for the status of bans in various California cities and counties.

-Utility shutoff moratorium for nonpayment until at least April 16, 2021 for most utilities. See the CPUC’s website on consumer protections during the COVID-19 outbreak for details.

California Info re: CDC Eviction Ban (9/2/2020)

Colorado No No -Under governor’s order, landlords cannot charge late rent fees through January 31, 2021. The order also makes clear that the federal eviction ban applies in Colorado.

-See Colorado statewide utility tracker for information about whether your utility provider has put a moratorium on shutoffs during the crisis. You can also get current information about utility assistance programs on the PUC’s website.

-Check your court’s website to see status.

-Colorado’s Emergency Housing Assistance Program (EHAP).

Connecticut Yes: until 2/9/2021 No (but see notes) -By order of governor, no evictions until February 9, 2021. (Also see Order No. 9T for details about eviction moratorium.)

Moratorium on utility shutoff for customers with financial hardship is extended through October 31, 2020. Beginning November 1 through May 1, the statutory Winter Protection Plan protects against service termination for financial hardship.

-Connecticut Temporary Rental Housing Assistance Program (TRHAP)

Connecticut Info re: CDC Eviction Ban (9/14/2020)

Delaware Yes: until 2/9/2021 No Delaware Housing Assistance Program

-By order of governor, landlords can file eviction lawsuits, but courts must stay any proceedings. Law enforcement cannot physically remove tenants. Landlords cannot charge late fees. Utilities must work with customers who are struggling due to pandemic. Lasts until end of public health emergency (currently set to expire 2/9/2021).

Delaware Info re: CDC Eviction Ban (9/11/2020)

District of Columbia Yes: until after emergency Yes No evictions during state of emergencyLawmakers have suspended the filing of eviction complaints until 60 days after the end of the state of emergency. Mayor’s order extends the state of emergency (and with it the eviction ban) through March 31, 2021. Also, landlords cannot send tenants notices to vacate during the ban.

-Utility shutoff moratorium extended until 3/31/2021.

-D.C.’s COVID-19 Housing Assistance Program (CHAP)

Florida No No -Eviction ban expired October 1, 2020.

-Most major utilities providers have said they will not shut off services. Check with your local provider.

Georgia No No State of Georgia has a COVID-19 hotline: (844) 442-2681.

-Courts have discretion as to whether eviction hearings can proceed; check individual Georgia courts’ status here.

-Check the State of Georgia Public Service Commission’s website for a list of GA services that have suspended disconnections due to COVID.

Hawaii Yes: until 2/14/2021 Yes: until 12/31/2020 -By order of governor, evictions for nonpayment of rent suspended until February 14, 2021.

-Hawaii PUC ordered suspension of utility shutoffs through December 31, 2020.

Idaho No No -By order of Idaho Supreme Court, no jury trials in criminal cases before 8/3/2020, and no jury trials in civil cases until 10/5/2020. Remote hearings on all matters may resume on May 1, 2020.

-For financial and other assistance, the Idaho Public Utilities Commission has a county-specific resource guide.

Illinois Yes: until 2/6/2021 Yes: for most until 3/31/2021, but see notes -By governor’s order, no evictions (unless the tenant poses a direct threat to people or property) through 2/6/2021. Income and other restrictions apply, and tenants must fill out a declaration affirming their eligibility for protection under the ban. For more information, see the Illinois Housing Development Authority’s Executive Order 2020-72 FAQs.

Illinois Commerce Commission (ICC) announced that the state’s major utility providers have agreed to extend the ban on utility shutoffs through March 31, 2021. There is no ban on charging late fees, though.

Indiana No No Indiana COVID-19 Rental Assistance Program.

Indiana resource guide.

Indiana Info re: CDC Eviction Ban (9/9/2020)

Iowa No No Iowa Info re: CDC Eviction Ban (9/10/2020)
Kansas Yes: until 1/26/2021 No -By order of governor, no evictions allowed if the tenant has defaulted or violated the lease due to a financial hardship caused by the pandemic. The ban was extended through January 26, 2021.

Utilities are required to offer payment plans.

Kentucky No No -By order of the governor, the ban on residential evictions is over as of August 25, 2020. On September 4, 2020 the governor rescinded paragraphs 1-4 of that order and replaced them with a new order in line with the CDC’s eviction ban.

Kentucky Public Service Commission ended mandatory ban on shutoffs as of October 20, 2020. Late payment fees are not allowed through December 31, 2020. However, there are other protections in place, and many utilities have voluntarily agreed to not shutoff for nonpayment. Please contact your utility provider for options.

Kentucky Info re: CDC Eviction Ban (9/4/2020)

Louisiana No No -Check your local court’s website to see status of hearings and trials.

-For information on utilities, visit the Louisiana Public Service Commission’s website.

-Louisiana Law Help is regularly updating its website with COVID-19 information for Louisiana residents.

Maine No No -By order of governor, evictions will occur under expanded time frames (meaning landlords must give tenants a longer notice period to move out/pay rent before they can be evicted). The Maine Supreme Judicial Court allows eviction filings and starting August 3, 2020 has lifted the restriction on scheduling and hearing eviction matters.

Maine Public Utilities Commission ordered that the emergency ban on utility shutoffs will end as of November 1, 2020. However, as of that date, the winter restrictions on disconnections will be in place. Contact your provider for assistance.

-MaineHousing has created a $5 million COVID-19 Rent Relief Program.

Maryland Yes: until end of state of emergency No -By governor’s order, no evictions statewide during emergency.

-The Maryland Court of Appeals put a hold on all eviction proceedings that ended July 25, 2020. The court has issued a communication about procedures for and timing of eviction cases. See court’s August 11, 2020 Administrative Order for more information.

-Utility shutoff moratorium ended 11/15/2020. Maryland PSC is providing energy assistance programs.

Maryland Info re: CDC Eviction Ban (9/4/2020)

Massachusetts No No Legislative ban on evictions during COVID emergency; expired on October 17, 2020.

Massachusetts state resources for renters.

-For utility information, see the DPU list of utility assistance resources.

Massachusetts Info re: CDC Eviction Ban

Michigan No No -Michigan is offering an Eviction Diversion Program for renters who need assistance.

-Many Michigan utility providers are agreeing to suspend shutoffs. Check the MPSC website for your carrier’s current policies.

Michigan Info re: CDC Eviction Ban (9/3/2020) and FAQs.

Minnesota Yes: until 2/12/2021 Maybe (see notes) -Governor signed executive order to suspend certain evictions (see order for details) during state of emergency. The order was extended through February 12, 2021.

Minnesota Public Utilities Commission required state regulated utilities to extend consumer protections throughout the COVID emergency.

Mississippi No No Governor announced that evictions can resume on June 1, 2020.

Supreme Court of Mississippi issued order stating that certain counties may resume sending jury summonses on or after May 18, 2020; gives judges discretion on many cases.

-Mississippi has established a COVID-19 information website.

-Check the Mississippi Judiciary’s website for information about evictions, trials, and court access.

Missouri No No Missouri’s governor’s COVID-19 announcements.

Supreme Court of Missouri has directed courts to exercise discretion regarding cases (effective May 16, 2020) and appearances subject to certain Operational Directives. Whether or not your case will be held is left to discretion of judge.

-Check Missouri Public Service Commission’s website for information about utility shutoffs.

Montana Limited (see notes) until end of emergency No -By order of governor, no terminations, evictions, or utility shutoffs for those who meet the criteria listed in the order. All others may be evicted/have utilities disconnected. In effect until end of emergency (which lasts as long as the Presidential declaration of emergency).

-Renters can seek relief from the Montana Coronavirus Relief program.

-Visit the Montana Public Service Commission’s website to locate your utility service provider’s website and find out about status.

Montana Info re: CDC Eviction Ban (9/4/2020)

Nebraska No No -Visit Nebraska Public Service Commission’s website to see list of utility providers who have agreed to not shut off service.

-Nebraska Public Service Commission is allowing utility carriers to seek reimbursement for providing service to low-income families.

Nevada Yes: through 3/31/2021 No Governor ordered a moratorium on evictions through March 31, 2021.

-NV Energy suspended disconnections for nonpayment until September; check the State of Nevada Public Utilities Commission’s website.

New Hampshire No No -By order of the governor, evictions can resume on July 1, 2020.

-State has created the New Hampshire Housing Relief Program.

-By governor’s order, prohibition on disconnection of electric, gas, water, and telephone service will end on July 15, 2020.

New Hampshire Info re: CDC Eviction Ban (9/4/2020)

New Jersey Yes: until end of emergency +2 months Yes: through 3/15/2021 (but see notes) -Governor’s order prohibits removal of tenants from residential properties, and postpones enforcement of all judgments for possessions, warrants of removal, and writs of possession.

-By order of governor no utility shutoffs through March 15, 2021. No cable or telecommunications shutoffs for nonpayment through November 15, 2020, and no cable or telecommunications shutoffs at all if there is a school-age child using service for educational purposes. See the order for further details and information about late fees.

New Mexico Yes No -See New Mexico’s website on the utilities’ response to COVID-19.

New Mexico residents who have received an eviction notice should call the state’s COVID-19 general hotline at 1-833-551-0518.

NM courts have placed a temporary moratorium on eviction. You must provide the court with evidence of current inability to pay rent at your hearing on the eviction petition. Eviction hearings will be held by video or phone, unless parties file a motion for in-person hearing. The NM Supreme Court has a FAQ page for more information. Moratorium in place until end of emergency (extended by governor until 2/5/2021 or until rescinded by governor).

-Many utilities have suspended shutoffs. Check with your provider for information.

New York Yes: until 5/1/2021 Yes -The state legislature’s COVID-19 Emergency Eviction and Foreclosure Prevention Act of 2020 prohibits evictions until at least May 1, 2021 and puts various tenant protections in place.

-The New York Unified Court System issued memo on November 17, 2020 about procedures.

-No utility shutoffs due to nonpayment during the state of emergency +180 days.

North Carolina Yes: until 1/31/2021 No -The governor’s executive order 171 outlines the details of the eviction ban. The governor’s executive order 184 extends the ban through January 31, 2021 and provides further details.

-Also see the state’s FAQ regarding the eviction ban.

-Utilities may begin collecting and enforcing unpaid accounts on September 1, 2020. Check with your provider for more info.

North Dakota No No -A North Dakota COVID-19 Community and Nonprofit Response Fund was established.

North Dakota Public Service Commission information on financial assistance with phone or internet service.

Ohio No No Ohio Supreme Court has advised all lower courts to continue eviction-related matters. Not a requirement, so check with local court.

Ohio resources for economic support.

Ohio Info re: CDC Eviction Ban (9/4/2020)

Oklahoma No No -Evictions may proceed, but, by order of the Supreme Court of Oklahoma, anyone filing an eviction must certify that the property is not covered under the federal CARES Act.

Oklahoma’s COVID-19 resources and assistance website.

-Oklahoma COVID-19 call center: 877-215-8336

Oregon Yes: until 6/30/2021 No (see notes) -Oregon legislators have passed a bill extending eviction ban until June 30, 2021. Oregon Law Center’s handout provides details about the ban.

Oregon PUC list of utility providers who are suspending disconnects.

Multnomah County eviction ban in place until July 2, 2021.

Pennsylvania No No -Pennsylvania’s eviction ban expired on August 31, 2020.

Pennsylvania CARES Rent Relief Program.

Pennsylvania Public Utility Commission ordered ban on shutoffs until November 9, 2020. After that, utilities must take certain steps before shutting off. See October 8, 2020 order for details.

-Each court handles CDC Eviction Ban procedures individually. Notices are posted here.

Rhode Island No No (but see notes) -By order of supreme court, evictions can resume after June 1, 2020.

Rhode Island Public Utilities Commission ordered halt on termination of service for nonpayment through November 1, 2020 for residential accounts. After that, the winter moratorium will be in place until April 15, 2021.

Rhode Island Info re: CDC Eviction Ban (9/3/2020)

South Carolina No No -Any party pursuing an eviction must submit to court a signed, original Certification of Compliance with the Coronavirus Aid, Relief, and Economic Security Act.
South Dakota No No -Check South Dakota Unified Judicial System for status of cases.

-Check South Dakota PUC website for resources related to utilities.

Tennessee No No -Tennessee Supreme Court ordered that evictions may resume June 1, 2020.

-By order of Tennessee Public Utility Commission, the PUC had utility shutoff ban in place through August 10, 2020.

Texas No No -Unless there is a local order protecting tenants from evictions, courts can issue eviction citations, and eviction hearings can start as of May 19, 2020.

-For Texas-specific information and resources, see TexasLawHelp.org‘s website on Property Law Issues During COVID-19 and its publication, Evictions During the COVID-19 Pandemic.

-TXU Energy is offering customer support resources.

Texas Info re: CDC Eviction Ban (9/17/2020)

Utah No No The Utah Apartment Association has helpful information and resources for renters and landlords on its website.

Utah Info re: CDC Eviction Ban

Vermont Yes: until end of emergency plus 30 days Yes: until 3/31/21 Evictions are banned until the end of the state’s declared emergency (currently in place until February 15, 2021) plus 30 days.

-The ban on utility shutoffs (electricity, telephone landlines, and natural gas) is in place until March 31, 2021.

Virginia No Yes: until at least 60 days after end of state of emergency Virginia Rent and Mortgage Relief Program.
Washington Yes: until 3/31/2021 Yes: until 4/30/2021 -By order of the governor, the state’s residential eviction moratorium is extended until March 31, 2021.

-Utility shutoff moratorium extended until April 30, 2021.

West Virginia No No -By order of supreme court of appeals, judicial state of emergency expires May 15, 2020. See courts for information on status.
Wisconsin No Yes: until 4/15/2021 -State launched the Wisconsin Rental Assistance Program for people who have lost income.

-By order of PSC of Wisconsin, no utility shutoffs for residential customers until April 15, 2021 (PSC REF#: 399114).

-PSC of Wisconsin launched a customer service phone line for internet and phone service.

Wyoming No No -Wyoming Supreme Court ordered suspension of all in-person proceedings (with certain exceptions). Check court for status.

-Check Wyoming’s COVID-19 website for more information.

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President Biden Extended the Eviction Ban Through March 2021. Here’s How You Can Get Protection

President Biden Extended the Eviction Ban Through March 2021. Here’s How You Can Get Protection

  • Posted: Jan 25, 2021
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President Biden Extended the Eviction Ban Through March 2021. Here’s How You Can Get Protection

This time it gives me hope, It reads LL’s will get paid in hand not the Tenants hand!

To mitigate the harm of the COVID-19 pandemic, President Joe Biden signed 17 executive orders hours after being inaugurated — one of which is intended to protect renters.

President Biden directed the Centers for Disease Control and Prevention (CDC) to extend the nationwide ban on evictions through March 2021. The executive order also extends the foreclosure moratorium on government-backed mortgages, including those backed by the USDA, VA, and HUD. It also allows homeowners to apply for mortgage forbearance if they need it.

Enacted in September, the federal eviction moratorium, along with those offered by state and local governments, have offered relief to millions of Americans struggling to pay rent amid record unemployment.

Housing advocates have greeted the announcement with cautious optimism. “It’s important to remember the original reason for the moratorium was the public health imperative of stopping the spread of COVID-19,” says Bob Palmer, policy director at Housing Action Illinois. “It just isn’t safe to be evicting people when they have no place to go.”

read the full article in the link below

President Biden Extended the Eviction Ban Through March 2021. Here’s How You Can Get Protection

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The eviction moratorium has ended, but another one kicks in. Here’s what it means by NationalEvictions

The eviction moratorium has ended, but another one kicks in. Here’s what it means by NationalEvictions

  • Posted: Jan 01, 2021
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The eviction moratorium has ended, but another one kicks in. Here’s what it means

 

One national ban on evictions came to an end Thursday, but another moratorium is ready to take its place Friday.

The Centers for Disease Control and Prevention issued a moratorium Sept. 4 on all evictions and foreclosures around the U.S., citing health risks and the possibility of further spread of the COVID-19 virus because of homelessness.

The CDC moratorium expired at 11:59 p.m. Dec. 31.

In its place comes another eviction moratorium, part of the $900 billion bipartisan stimulus package passed by Congress and signed by President Donald Trump on Dec. 27. The 5,600-page bill allocates $25 billion in rental relief funds for renters and landlords. The bill stretches the eviction moratorium until Jan. 31. The money will be sent to states to distribute.

According to the National Low Income Housing Coalition, Florida will receive $1.43 billion in rent relief funds. The money is earmarked for households making 80% or less of the area’s median income. (In Miami-Dade, a household of four people would need to earn $73,210 or less to qualify. A household of one person would need to earn $51,200 or less.)

 

The funds come as a relief for the “mom and pop” landlords — individual investors — who own 41% of the total 48.2 million rental units in the U.S., according to the U.S. Department of Housing and Urban Development.

“My initial read of the legislation is that landlords will [also] be able to apply on behalf of landlords,” said Jilliene Helman, CEO and founder of RealtyMogul, the online crowdfunding marketplace for real estate, with a $2.3 billion portfolio of 15,000 multifamily units. In the previous stimulus package, tenants had to apply for financial assistance themselves and obtain a W-9 form from their landlords.

“We’ve been working with our tenants to come up with payment plans and keep people with their homes,” Helman said. “That’s one thing landlords can do. There are a lot of programs with rental assistance and we’ve struggled with our tenants to apply for them. The fact that landlords can now apply for them is really fantastic.”

 

Miami-Dade has had trouble distributing the $474 million in federal CARES Act relief funds approved earlier this year. The act was passed in March to provide direct economic assistance for homeowners and small businesses impacted by the pandemic.

But as of Dec. 30, the deadline for applications, the county was still scrambling to get the money out to renters, small business owners and families in need. The application process is now closed.

The new bill gives the county another year to distribute the COVID relief funds, through direct relief programs or disbursing money to municipalities. The mechanism to distribute that money has not yet been established.

 

High risk of eviction

According to a new study byAdvisorSmith, an insurance analytics firm, Floridians have the second highest rate of eviction risk in the country, with 15.6% of renters behind on rent payments. The study uses data from the U.S. Census Bureau.

An estimated 452,928 households in Miami-Dade are renter occupied, according to the Census.

According to the Miami-Dade Clerk of Courts, a total of 4,535 evictions have been filed in the county from Sept. 1 to Dec. 22. A total of 1,890 Writs of Possession — the final judgment in the eviction process which allows the landlord to seize their property and physically remove the tenant — were issued between March 13 and Dec. 22.

Nearly all the Writs of Possession are for tenants who simply stopped paying their rent and refuse to leave the property.

But because the Miami-Dade Police Department, the only legal authority that can serve a Writ of Possession, still has a moratorium on carrying out evictions filed after March 13, none of the Writs have been served.

Helman, who estimates the loss in unpaid rent in the U.S. at $70 billion, said that cities will be able to maintain a moratorium on eviction proceedings as long as they want.

“Los Angeles is talking about December 2021 before they resume evictions,” she said.

 

Talk to your landlord

In the meantime, some landlords are working things out with their tenants, through payment plans or forgiving late rents in exchange for making improvements on the property.

Bob Powers owns a four-unit apartment building on 66th Street and Biscayne Boulevard. Because he lives in one of the units, the property is homestead exempted, which cuts him a break on property taxes. But it also bars him from receiving federal aid to cover his unpaid rents, which run from $1,000-$1,400 per month.

“Could I have lied and gotten relief? Yes,” Powers said. “But I wasn’t about to do that. You can murder people in the U.S. and get away with it, but don’t mess with the IRS. They got Al Capone that way and they’re going to get the president that way.”

Armando Alfonso, a Miami attorney who represents both landlords and tenants, said the number of evictions he has processed has gone from eight in May to just one. He said that’s a sign that landlords are continuing to work out payment plans with their renters, but that type of arrangement won’t last forever.

“The solution has to come from the federal level,” he said. ”You draft something halting evictions and recommend the states adopt this. Private property is handled on a state level. But you also want to do something for the landlords where there’s a moratorium on mortgages. You have a moratorium on property taxes owed. You have to issue a moratorium on utilities.

“The government is recognizing the problem that we can’t evict these people, but we have to do something to help the landlords, too,” he said. “How do we help these mom-and-pops so they don’t get foreclosed on? No one is going to win when the bank forecloses on all these homes.”

 

 

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Who’s responsible for pest control? Is it the landlord, or the tenant?

Who’s responsible for pest control? Is it the landlord, or the tenant?

  • Posted: Oct 29, 2020
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Who’s responsible for pest control? Is it the landlord, or the tenant?

A pest infestation can really wreak havoc on your life. Not only can pests damage your home and garden, but they can also be a serious health hazard. It’s always in your best interest to get rid of any infestation as quickly as possible.

The laws around this pest control responsibility vary widely by state. We did the legwork of running down all of the relevant laws we could find for all 50 states and compiled them into this article. We’ll cover some general information you should be aware of regarding the law, what the law says in your state, and what options you have as a tenant if your landlord is refusing to provide pest control services.

 

General Overview of Pest Control Responsibility

Who is responsible for pest control costs can depend on what the pest is and how it got into the dwelling.

Tenants are often responsible for pests that come in as a result of their actions. For example, if you get ants because your apartment is a mess with food spillage all over, you’ll likely be on the hook for extermination costs for your unit and possibly the entire building.

On the other hand, things like seasonal pest control that needs to be done every year, or treatment for pests like mice, rats, and termites, that may infest through no fault of the tenant.

It’s usually impossible to determine the origin of an infestation with great certainty. If you’re being told you caused the infestation, I would recommend talking to a lawyer and never admitting to causing an infestation to keep yourself off the hook.

 

Warranty of Habitability

In almost every state, landlords must maintain a certain standard of living in their properties. This doesn’t mean the place will be fancy (or even nice), but it must be “habitable”. This called a warranty of habitability.

It is an implied agreement that basically says “you’re renting this property to live in, therefore, it’s obvious that the property should be in a livable condition”. Each state may have its own written warranty of habitability, but unfortunately, they usually don’t explicitly talk about pests.

Sometimes a State will have other laws on the books giving more clarity around pest control. If not, you’re in a bit of a legal grey area but you can usually fall back on a warranty of habitability which suggests the landlord should remedy the situation.

 

In general, it’s the landlord’s job to make sure the building is up to code and habitable. If you do report a pest issue, your landlord is required to check with other tenants in the building in case the pests spread.

It’s then up to the landlord to identify and remove the pest. In some cases, the landlord may try some DIY pest removal strategies. This is usually legal but some states may demand a professional service is hired.

Landlords are also responsible for some aspects of pest prevention, like seasonal pest control (when applicable), maintaining cleanliness in any common areas, or fixing pest-attracting water leaks. Some laws also require landlords to educate their tenants on pest prevention through direct education or informative handouts. This is important since tenants are the ones in the building every day.

 

Responsibility by State

Alabama

Alabama law explicitly states that landlords must “comply with the requirements of applicable building and housing codes materially affecting health and safety; make all repairs and do whatever is necessary to put and keep the premises in a habitable condition.”

This means that most pest control issues fall on the landlord. However, the tenant portion of the law also states that tenants must keep their part of the property clean, so in obvious cases of pests caused by uncleanliness, tenants may be held accountable.

Alaska

According to the Alaska Landlord and Tenant Act, most pest control projects fall under “property maintenance duties.” They specify that landlords must provide: “extermination service if roaches, rats, mice or other pests infest the building, apartment or property.”

This is good news for renters, since it means that in most cases, landlords will be responsible for the removal of the pests, even if they infest the property after you move in.

Arizona

The Arizona Residential Landlord and Tenant Act is a bit unclear on the responsibilities for pest control. Vermin is on the list of conditions the law deems as affecting health and safety within the home. This places responsibility for these infestations on the landlord under the warranty of habitability.

However, the only mention of insect pests is bed bugs. In this case, the law requires the landlord to disclose any bedbug infestation and not enter into a lease agreement on a property with a known infestation. They must also educate their tenants on signs of bed bug infestation. However, there is no clear assignment of responsibility for infestations that occur after moving in.

Arkansas

The law in Arkansas has little to say about pest control. Arkansas is the only state that does not have a warranty of habitability. The law also states, “When you rent a house or apartment, you usually agree to take it ‘as is.’ This means that the landlord is not required to provide additional maintenance to the dwelling.”

This law causes a lot of issues for renters in Arkansas getting stuck with the bill for pests like bedbugs, which are almost always the landlord’s responsibilities in other states. If you are preparing to rent in Arkansas, be aware of this and make sure that the terms of pest control are clear in the lease.

California

The situation in California is good for renters. According to the California Guide for Tenants, landlords are responsible for maintaining a warranty of habitability, which covers both seasonal pest treatments and handling of infestations.

However, the law also lays out a standard series of tenant responsibilities that include maintaining cleanliness. So a tenant can be held responsible for pest control treatments if they failed to do this and it caused an infestation.

Colorado

The warranty of habitability in Colorado specifically states that a dwelling can be declared uninhabitable if it is lacking “appropriate extermination in response to the infestation of rodents or vermin throughout a residential premise.” This means pest control falls on the landlord unless the infestation is caused by the tenant.

The only insect pest with specific legislation is bed bugs. In this case, tenants must immediately notify their landlord, who then has 96 days to respond to the problem.

Connecticut

Connecticut has in place an implied warranty of habitability, so the law here works similarly to other states with such a warranty. Landlords are explicitly required to provide “extermination service if the apartment is infested with pests or rodents.”

However, tenants are required to keep their apartment clean, so there is some ambiguity if the tenant causes the infestation. Be aware of this when going into a lease in Connecticut.

Delaware

Delaware doesn’t mention pests in their Residential Landlord-Tenant Code. The state has an implied warranty of habitability, requiring landlords to “keep in a clean and sanitary condition all common areas of the buildings, grounds, facilities and appurtenances thereto which are maintained by the landlord; Make all repairs and arrangements necessary to put and keep the rental unit and the appurtenances thereto in as good a condition as they were, or ought by law or agreement to have been, at the commencement of the tenancy”

The law also protects tenants withholding rent in the appropriate circumstances. However, this does not apply in cases where the tenant causes the damage.

Florida

Florida has clear laws on pest control responsibility (more clear than most other states). Included on the list of landlord responsibilities is “The extermination of rats, mice, roaches, ants, wood-destroying organisms, and bedbugs. When vacation of the premises is required for such extermination, the landlord is not liable for damages but shall abate the rent.”

That last part means that you won’t ever be paying rent on a building you can’t live in, but the landlord doesn’t have to pay for your hotel either. This can be tough if you don’t have family or friends close by, but it’s better than being stuck with the whole bill.

Georgia

There are no clear laws around pest control in Georgia. There is an implied warranty of habitability in place, but no specific legislation for pests. This includes those that are usually not caused by tenant actions like bed bugs).

This means it is extra important to check your lease every time you are ready to rent. In cases that don’t directly influence the health and safety of the home, landlords have no explicit legal responsibility in Georgia. Keep this in mind to avoid ending up with a hefty pest control bill.

Hawaii

The policies for Hawaii are unclear as far as pest control goes. While landlords are required to maintain habitable conditions, including cases of emergency repair, there is no specific mention of pest control or extermination Hawaii law.

In cases like this where the laws are unclear, it’s especially important to check the lease. The lease will often lay out certain terms for pest control, and if they don’t that’s a red flag.

One property management company in Hawaii only holds landlords responsible for pest control if the infestation is found within 10 days of move-in. Otherwise, they blame the tenant.

Idaho

Idaho law specifically indicates “insect infestations” on the list of issues a landlord must address under the warranty of habitability. As in other states, it is important to follow proper procedure when reporting these infestations. In Idaho, you need to provide the landlord with a written list of issues, then give them three days to begin addressing the problem before pursuing a lawsuit.

Illinois

Illinois has an explicit policy on pest control. That policy is that pest control is the landlord’s responsibility, but “if you are identified as the cause of the infestation, the landlord might refuse to exterminate or may charge you for extermination.”

While the above policy is for the whole state of Illinois, Chicago also passed a law about bed bugs. This is because bed bugs spread rapidly and so they can quickly become a problem for whole buildings and complexes in densely-populated cities.

Luckily for tenants, the law holds landlords financially responsible for clearing the infestation, as well as educating tenants about the prevention of bed bugs. However, there are some conditions. Tenants have to notify their landlords within 5 days of seeing the first bed bug, and must also comply with some basic prevention policies like bagging up belongings and making appropriate preparations for inspections and treatments.

Indiana

There’s no clean-cut allocation of responsibility under Indiana law. There is an implied warranty of habitability, and the law states that landlords are responsible for keeping common areas clean and doing necessary repairs. It also states that tenants are responsible for keeping their own apartments clean.

So the nitty-gritty of who pays for pest control is, like in other states with ambiguous laws, ultimately down to the lease. Make sure to review it carefully and look for any loopholes that could leave you with an expensive pest control bill if you get an infestation.

Iowa

Iowa has an explicit warranty of habitability, which is good news for tenants since it means that many pest control issues fall under that. However, the warranty doesn’t specifically mention insects or vermin, so they may not always be the landlord’s responsibility. Particularly if the infestation occurs some time after moving in.

As in any state where the responsibilities are ambiguous, check your lease. A warranty of habitability has room for interpretation. Don’t assume you are protected in every circumstance.

Kansas

At the state level, Kansas law doesn’t get involved at all in issues of pest control. They leave it up to individual cities, so check the laws where you are planning on renting.

The Kansas Tenant Handbook uses Topeka as an example of common rules of responsibility regarding pest control. In Topeka, landlords must make sure properties are pest-free before renting, but beyond that, it’s the tenant’s problem. Be careful if you’re planning to move to Kansas, because other cities may have similar laws.

Kentucky

Kentucky has a warranty of habitability that states that a landlord must “comply with the requirements of applicable building and housing codes materially affecting health and safety; make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition.”

This puts implied legal responsibility on the landlord for pest control issues, since these affect health and habitability. But as always, check your lease and any city laws to avoid getting cheated.

Louisiana

Louisiana laws are unclear as far as pest control responsibility. The closest the state comes to mentioning it is in their guide to preventing and treating for bed bugs for tenants and landlords.

The guide is a good resource on pest control, but not great on the law. They do suggest that landlords hire professionals to get rid of infestations and that tenants report problems to their landlord, so the implication there is that, at least for bed bugs, landlords are usually responsible for pest control in Louisiana.

Maine

Maine has explicit laws for bed bugs. Landlords cannot rent properties containing bed bugs and must remove the pests if they appear. Meanwhile, tenants are obligated to report any bed bug infestation in a timely fashion.

While the rules don’t explicitly extend to other pests, the laws around bed bugs are a good sign. Plus bed bugs are some of the worst pests to get rid of anyway, so it’s good they are protected under law.

Maryland

According to Maryland law firm Whitney, LLP, “Maryland law requires residential apartments to be free of all insect infestations, including bed bugs, at the time the lease begins,” and “When landlords have a duty to fix the infestation and do not do it promptly, they are negligent.”

That said, the government website is a bit less clear on the issue, and the lawyers would have a stake in exaggerating the laws. Make sure to check your lease anyway and discuss these issues with your landlord or local housing authority.

Massachusetts

According to Massachusetts Law Updates (a government blog), “In Massachusetts, landlords are responsible for eradicating insects” in accordance with local health codes. This is good news for tenants since it puts pest control responsibility explicitly in the hands of the landlord in most situations.

Michigan

Michigan law doesn’t mention insect pests specifically, however, according to a government-issued manual on bed bugs, “Owners are responsible for keeping the entire building free from vermin. Tenants are responsible for the cleanliness of those parts of the premises that they occupy and control.”

So it sounds like it works the way it does in many states: landlords handle most pest issues, but are not responsible for tenant-caused infestations.

Minnesota

Minnesota law does not explicitly mention pest control, but there is an implied warranty of habitability. More specifically, the law states that landlords must ensure “that the premises and all common areas are fit for the use intended by the parties,” and they must “keep the premises in reasonable repair during the term of the lease or license, except when the disrepair has been caused by the willful, malicious, or irresponsible conduct of the tenant.”

So in Minnesota, it’s implied that pest control is the landlord’s responsibility, because this would fall under being fit for use. But since it is not explicit, make sure to check your lease and discuss it with your landlord.

Mississippi

Mississippi is a bit of a mystery. We didn’t find any solid government sources for information about pest control responsibility for tenants and landlords.

There is information available from the Mississippi Bar about general responsibilities for tenants and landlords, but these don’t really extend beyond common sense. So make sure you clarify these points with your landlord before signing any lease agreement.

Missouri

Missouri is another state where you might want to check your lease rather than relying on the law to help you. The responsibilities laid out in Missouri’s-Landlord Tenant Law don’t really refer to pest control.

However, there is an implied warranty of habitability, and tenants are responsible for maintaining cleanliness of their dwellings, so varies by case based on the source of the pest. When in doubt, make sure to get everything in writing in your lease so there are no surprises.

Montana

According to Montana Law Help, landlords do not have an obligation to inform tenants of a history of bed bugs in the apartment. However, they are required to exterminate them if you find them.

The exception is if the bed bugs can be proven to be caused by the tenant or one of their guests, which is all but impossible when the infestation spreads to multiple dwellings in a building. The law does not explicitly apply to other pests, but these fall under an implied warranty of habitability, so prospects look good for Montana renters.

Nebraska

Nebraska has no pest control laws on the books, but properties in the state are protected under an implied warranty of habitability. The Landlord and Tenant Handbook from Legal Aid of Nebraska states that you may even be able to move out of your apartment without consequence if you notice problems early enough.

However, they also advise to go through your lease carefully. This is important in any state (and there are quite a few on this list) that is vague on its laws regarding pest control responsibility.

Nevada

In their warranty of habitability, Nevada mentions “Building, grounds, appurtenances and all other areas under the landlord’s control at the time of the commencement of the tenancy in every part clean, sanitary and reasonably free from all accumulations of debris, filth, rubbish, garbage, rodents, insects and vermin” as a condition of habitability.

However, this only explicitly refers to the time the tenancy begins. This means there could be some ambiguity if there is a pest infestation after the fact. In general, don’t rely on this law and make sure to look carefully through your lease.

New Hampshire

New Hampshire actually amended their tenant-landlord laws for pest control in 2013. This amendment made bed bug infestations the explicit responsibility of the landlord to deal with, as long as the tenant has notified the landlord appropriately and does not deny access to the dwelling for inspection and extermination.

However, the landlord can collect the cost of the remediation if the bed bug infestation is the fault of the tenant.

New Jersey

According to New Jersey legislation, “The owner of a multiple dwelling, with the cooperation of tenants, is in the best position to coordinate the extermination of bedbug populations in that multiple dwelling.” This puts responsibility in the hands of the landlord.

As in other states, the laws are specific to bedbugs, but may be applicable to other pests as well. As always, discuss your lease with your landlord and a lawyer if possible.

New Mexico

New Mexico has an implied warranty of habitability, requiring landlords to maintain properties in a habitable condition (and thus free from pests). However, the laws don’t mention insects explicitly.

One thing the law does mention is rent abatement. The law protects tenants withholding rent if landlords have not made necessary repairs, which makes it much enforcing the warranty of habitability a lot easier for tenants.

New York

New York’s Housing and Maintenance Code, Subchapter 2, Article 4, states that tenants have the right to a bedbug-free living environment. Landlords even have to disclose a history of bed bugs. A bed bug infestation is a serious violation and landlords have 30 days to deal with the problem.

While these laws are about bed bugs rather than pests in general, in general it shows that New York is a good state for enforcing their warranty of habitability. So while you’re unlikely to get your pest control paid for if the infestation is your fault, you should be covered in most cases.

North Carolina

North Carolina law is pretty explicit about bed bugs, but the law is not always a great deal for tenants. According to House Bill 721, landlords must hire an inspector to confirm there are no bed bugs before renting. If they fail to do so and a tenant finds bed bugs within 60 days of move in, it is the landlord’s responsibility.

Other than that, the law seems to indicate it’s up to the tenant to pay for it. It’s not clear on what happens for other pests, but bed bugs are one of the worst pest infestations, so this is not a good sign.

North Dakota

As in many states, the law in North Dakota makes no mention of pest control. However, there is an implied warranty of habitability, which states that landlords must keep buildings up to health and safety codes and make the necessary repairs to see if they aren’t.

Most pest infestations can fall under this warranty, but just in case, make sure to check your lease since the laws are not explicit in this state.

Ohio

Landlords in Ohio have to keep buildings safe and habitable under an implied warranty of habitability, as is the case in many other states. This means most pest control issues should be the landlord’s responsibility.

This is not true if it’s the tenant’s fault. In fact, Ohio takes this one step further and allows landlords to repossess apartments if there is a violation of a health code that is “primarily caused by any act or lack of reasonable care by the tenant, or by any other person in the tenant’s household, or by anyone on the premises with the consent of the tenant.” This could spell trouble for bad pest problems, so watch out.

Oklahoma

There are no explicit laws around pest control in the state of Oklahoma. In fact, there isn’t even a solid ruling on whether pests like bed bugs constitute a public health nuisance. So while landlords cannot rent apartments with known infestations, there’s not much legal recourse for refusing to exterminate bed bugs if the infestation is found well after moving in.

So as always, be aware of the terms of your lease. Discuss these issues with your landlord so you don’t end up with an unpleasant surprise.

Oregon

Oregon does mention “rodents and vermin” in their warranty of habitability. So it’s safe to assume that apartments must be rented pest-free and any pests that are the result of negligence by the landlord will be their responsibility.

However, the law doesn’t provide clear guidance beyond that. So, as always, make sure to look through your lease carefully and talk through the details with your landlord and a lawyer if possible, just to be on the safe side.

Pennsylvania

Pennsylvania rented dwellings are protected under an implied warranty of habitability. This means that landlords are often responsible for pest removal since pests like bed bugs make a dwelling unsafe and uninhabitable.

But because there are no explicit laws, this is another state where it’s important to make sure to get these types of issues in writing ahead of signing the lease. Even if it’s right for landlords to take responsibility, it’s harder to enforce a law that doesn’t quite exist.

Rhode Island

Rhode Island Law covers a few different possible extermination situations with different responsibilities for each. If you live in a single-dwelling unit and get a pest problem, the responsibility is shared among all occupants. However, if you live in a multi-dwelling unit and the problem only affects your section, then you are responsible. If the problem affects multiple dwellings (more than two), it is the landlord’s responsibility.

All of this is superseded by a clause that states that the responsibility for pest control falls to the landlord if the pest problem is caused by negligence by the owner. For example, if an unrepaired leak attracts rats.

South Carolina

Like some other states, South Carolina’s pest control laws are focused on bed bugs, but it can be reasonably inferred that they’d apply elsewhere too.

The law puts the responsibility on the landlord if the pest problem was present in the home before renting and not disclosed. However, the responsibility is the tenant’s if the infestation proves their fault. This is a bit difficult to prove with bed bugs, especially since they spread through buildings quickly, so hopefully this will favor the tenants in many cases.

South Dakota

Not much specific legislation on pest control in South Dakota. There is an implied warranty of habitability, which should cover insect infestations. Like many other states, this excludes situations that are the tenant’s fault.

One interesting rule in South Dakota is that landlords can hold tenants responsible for repairs in exchange for rent. The allowable monetary value of the repair is not clear, though. So watch out for this rule in case it’s possible for a landlord to hold tenants responsible for repairs or pest control that end up being more expensive than the rent.

Tennessee

Tennessee law puts part of the responsibility for pest control directly on the landlord, but it puts a limit on it. The law states, “Every multiple dwelling or rooming house shall be kept reasonably free of household vermin provided that the landlord shall not be required to carry out treatment measures more than twice per year.”

In general, this probably shakes out to the same laws as other states, where landlords handle pest control unless it’s the tenant’s fault, but watch out. The phrasing of this law may cause landlords to try to get out of treating bad pest infestations that require multiple treatments.

Texas

Texas Property Code Title 8 requires landlords to make repairs if they affect the health and habitability of the building, which would generally include insect problems. Tenants must notify the landlord in writing of the problem.

The law does not seem to specify pest control as a repair, but Texas Law Help states that landlords are required to get rid of bed bugs unless they are proven to be the tenant’s fault, presuming rent is up to date and the landlord was notified in writing. However, they do not cite the specific legislation, so take that with a grain of salt.

Utah

It is a bit difficult to get good online information on the law in Utah directly, but American Apartment Owners Association provides a pretty good summary.

In short, Utah operates under a warranty of habitability, so landlords have to keep properties safe and healthy. The site even goes on to state that landlords are responsible for “taking care of bug infestations,” but they don’t specify much further than that.

Since the legal information is a bit hard to access, make sure to check your lease and get legal advice if necessary. You should never make all of decisions entirely based on third party information (including this article).

Vermont

Vermont law requires tenants and landlords to each take responsibility depending on the origin of the infestation. The law states, “The owner of a dwelling shall be responsible for extermination of any infestation in any dwelling unit when infestation in a dwelling unit is caused by his or her failure to maintain the dwelling or infestation exists in two or more of the dwelling units in any dwelling.”

But it also states “The occupant of each dwelling unit shall maintain that part of the dwelling he or she exclusively occupies free from infestation and shall be responsible for extermination when the infestation is caused by his or her failure to maintain the dwelling unit”

So whole building problems and problems from poor building maintenance are the landlord’s problem, but if you bring pests in, it’s up to you to get rid of them.

Virginia

Like many states, Virginia does not have a law on the books for pest control responsibility. That said, there is an implied warranty of habitability, so landlords “are required to follow building and housing codes affecting health and safety, and to make all repairs needed to keep the place fit and habitable.”

So make sure to make it explicit in the lease, but in general the law is on your side. Most pests are violations of health and safety codes, so these are the landlord’s responsibility

Washington

Washington law states that landlords must, “provide a reasonable program for the control of infestation by insects, rodents, and other pests at the initiation of the tenancy and, except in the case of a single-family residence, control infestation during tenancy except where such infestation is caused by the tenant.”

So if it’s not your fault you have pests, it’s up to the landlord to get rid of them. Excellent news for tenants.

West Virginia

Pest control responsibility has been a source of controversy in recent years. Because there is no specific law on the books about pest control responsibility, other than an implied warranty of habitability, landlords have been able to get out of paying for pest control, specifically for bed bugs.

In 2017 the Attorney General wrote a letter regarding this issue declaring that the practice was deceptive and illegal. So hopefully it happens less now. However, the laws around pest control have not changed, so dishonest landlords may still be attempting to cheat their tenants like this.

Wisconsin

Wisconsin doesn’t mention pests in their legislation, but the implied responsibility is the landlord’s. The law states that all landlords must make necessary repairs in their properties and ensure their homes are up to health and safety codes. Pest infestations tend to defy these codes, so this puts pest control under that legislation.

The exception to this law is “repairs made necessary by the negligence of, or improper use of the premises by, the tenant.” So like in many other states, if you brought the pests in, you have to get rid of them. Interestingly, Wisconsin law states that landlord’s have a responsibility to remaining tenants even if one tenant causes an issue. So if you get a pest because of your neighbors’ lack of cleanliness, you are still off the hook.

Wyoming

Wyoming is another state with an implied warranty of habitability, but not much else. This means the only legal obligation landlords have towards pest control is in cases where it influences the health and safety of the building.

This can be subjective, so always look at your lease in advance and discuss pest control responsibility ahead of time so you don’t get cheated. Check the laws in your specific city as well – since there may be city legislation that offers some clarity.

 

If Your Landlord Doesn’t Fix the Problem

Unfortunately, even if the law states that it is the landlord’s responsibility to fix a certain pest problem, they may try to get out of it. Remember, a dishonest landlord doesn’t have an immediate need to get the pests out of the apartment because unlike you, they do not necessarily live in the building. This is especially true in large apartment complexes.

But this doesn’t mean there’s nothing you can do. Here are some steps you may need to consider if you’re having a pest control conflict with your landlord.

Note: this is not legal advice and you should always consult with a lawyer when in this situation.

Breaking the Lease

Remember earlier when we told you to check your lease? If the lease is on your side, you may be able to get out of it legally. Breaking a lease usually involves big legal and financial consequences. However, this is not so true if the landlord has gone back on his responsibilities.

This should generally be done only after attempting to solve the issue directly with the landlord. You can also file a formal complaint to the city or state health department. They will issue a violation to your landlord if their inspection determines that your complaint is valid. Breaking a lease this way generally involves giving your landlord written notice. You may also have to wait a certain amount of time depending on your state.

Withholding Rent

If you haven’t had to do it before, rent withholding sounds like something unethical or illegal, but it’s actually perfectly legal in the right contexts. Rent withholding was actually designed to protect vulnerable renters from abusive landlords.

However, don’t just stop paying and stay silent when you plan to do this. It’s important that you have done your homework so that what you do is legal and not cause for an eviction. You should do this only after the landlord has already had a chance to fix the problem and has failed.

Withholding rent typically means you’re setting aside your rent payments and will only release them to your landlord when they remedy the problem. This doesn’t mean you get to skip rent payments or even spend that money. You should be able to show you still have it set aside and it’s not a matter of not being able to afford to pay.

In general, you need to notify your landlord in writing if what you intend to do, which also gives them one last chance to fix the problem. Whatever you do, notify your local housing authority so they can help you. Do not make any rash decisions about rent withholding – you could end up evicted (even if it’s not your fault!).

Lawsuit

This should generally be a last resort option for handling a pest issue. Individual lawsuits are tremendously time consuming and expensive, and often don’t resolve in favor of tenants because they usually can’t afford the associated legal costs.

Where lawsuits make more sense is when the infestation affects whole buildings or complexes. In this case, a class-action lawsuit can pit you and your neighbors against the landlord. These cases more often resolve favor of the tenants or settle out of court. It’s much easier to prove that a landlord has violated a warranty of habitability when pest issues affect many people in separate apartments.

 

 

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NationalEvictions Directory is open for Clients to find Process Servers in their State

NationalEvictions Directory is open for Clients to find Process Servers in their State

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When Clients that own property, manage property along with Law Firms that are looking for Service of their LawSuits and Summons to be served.  These Clients can find Process Servers in the States they need Service in.

 

Finding information for Evictions can be a run around for many Landlords as well as Tenants. We started NationalEvictions to give property owners everything they will need to first understand the Eviction Process in their State, and with this find the Forms needed to File Evictions and next When it comes time to file the evictions find Companies that are ready to aid them with everything from Filing an Eviction LawSuit to the Service of the Official Court Documents.

 

Let us point out over the many years of being Property Owners we have had to jump to three and even up to 5 different websites to find the information on how to conduct an eviction. The information was short on information but many of the websites were selling forms this angered us. When it came time for a Tenant to find out about how to defend an Eviction there were many websites that were Lawyers that offered this at a price. So for us offering this information for Free seemed logical. When you are in a position of being evicted and dont know who to talk to or a Landlord that needs to protect their investment NationalEvictions should be one place that they can Find Everything for an Eviction in the States the property is located in! < (Our Motto)

 


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