TENANTS ADVOCATES & ASSOCIATION
the Break Lease Contract
Can my roommates break their leases at the same time?
Yes. The Break Lease Contract is conducted by the lease. All
tenant signatories can be relieved of liability under the same lease,
for no extra fee to TAP.
Do both spouses have to sign up and sign the letters?
If only one spouse is a lease signatory, that one is best. If
both are on the lease, either spouse can act on behalf of the marital
community. Just decide which one is most readily available for appointments.
I am the only signatory who wants out? Can I break my lease while the
other signatories remain?
Yes. The remaining tenants will remain fully liable under the rental
contract. However, if you have an antagonistic relationship with your
roommates, it may be difficult to proceed if the Break Lease procedure
preliminarily involves an inspection of the premises for physical violations.
costs are involved?
Generally, only document delivery costs. These can be either
postage for certified mailings, or process server fees. Other than process
server, it is recommended that personal delivery be avoided.
I need to locate new housing. If I list my current residence on the
application to my prospective landlord, how can I be sure my present management
will provide a decent and truthful reference?
Unfortunately, there is no assurance about this. Your existing landlord
is likely to be ticked off at you, and may bad mouth you no matter what. There
is really no good solution to this problem. The best you can do is anticipate
the bad reference. Perhaps you can supply other references to counteract
or substitute for your current landlord. Perhaps someone else can be the
applicant at the prospective location, and you are merely listed as an
occupant. Perhaps TAP can steer you to some decent prospective landlords
who will work with you, knowing the validity of our work. Perhaps TAP
can speak to your prospective management, providing information about
the steps you are employing to address violations of your current landlord.
I actually vacate the dwelling? How long can I drag this thing out before
That depends on the procedure used. Sometimes TAP can get you out
immediately. With an inspection case, it takes the better part of a month,
but usually at least 20 days. Bear in mind, there is a difference between
terminating (or declaring void) the lease and vacating the premises. Just
because you have terminated/voided the lease does not mean you must immediately
vacate, although that is certainly an option. On the contrary, it is reasonable
to stay through the next month, if that is what you require in order to
secure new housing. TAP will guide you to properly advise the landlord
as to when you will be vacating.
I am leaving
the state. How can the case proceed in my absence?
It is best if there is someone reliable who can conduct follow-up
activities on your behalf. These include documenting the violations that
the landlord has not remedied, documenting that the premises were left
by you in a clean, undamaged state, arranging for return of the keys,
and participating in the joint move-out inspection (if it occurs). Absent
such a person being available, TAP can secure the documentation (you provide
the 35 mm film) and go to the inspection on your behalf for a fee of $50
per visit. In any case, as part of the program, Ken Volk, proprietor of
TAP, will write, sign and send letters on your behalf - for no extra fee. This
is allowed under the TAP power-of-attorney clause contained in the Break
my former landlord contact me after I have moved?
The landlord will be provided with your forwarding address. You will
then send copies of whatever you receive to TAP, along with a copy of
the envelope. Be sure the postmark is clearly legible, and indicate the
date of receipt.
Lease Contract is for one year. When will this be over? What if there
is continuing fallout after the year is over?
Most cases conclude in less than six months. Yet it is not uncommon
for letters to go back and forth beyond that time. If your Break Lease
case is approaching the one-year anniversary and there is ongoing correspondence
that requires response, so long as there is no imminent or pending court
action TAP will, for perhaps $200 or so, consider renewing the contract
for another year. Ask. However, it is just as likely that you could handle
things on your own, effectively using previous letters as models for your
own written replies.
told me I had to give him a 30-day notice, so I did it. Now what?
Now you should let TAP fix your mistake. Notices to terminate tenancy
for landlord violations could range from immediate to 14 days. A 30-day
notice is appropriate only if you are a month-to-month renter who intends
to not renew, or otherwise if your lease specifically requires a notice
of intent to not renew 30 days prior to its natural expiration. Instead,
your notice is merely telling the landlord that you intend to be in violation
of your contractual obligation. Here's an analogy: -- you shoplift an
item from a store, then go the nearest payphone and call the police, informing
the officer that you have committed the offense and will remain at the
phone booth for 30 days awaiting the arrival of a public safety officer.
Not the smartest move.
says that if I move before the lease ends I will be in breach of the contract
and must pay the penalties in the lease. Why, then, does TAP say I have
a right to break the lease?
TAP uses the term "break lease" because it is easily recognizable. Actually,
in every case conducted by TAP, it is the landlord who has violated the
law or the contract. Consequently, TAP assists tenants to lawfully terminate
or declare void their rental contracts. It is really the landlord who
has broken the lease and therefore must bear the financial consequences.
the landlord is at fault. So can I get damages from the landlord due to
Yes and no. Of course, in every case where it is feasible, TAP assists
its members to claim damages against the landlord. This is a smart defensive
tactic, paving the way for you to assert counterclaims against the landlord
should he initiate litigation. Bear in mind, however, that the court system
is loath to award damages, or even attorney's fees, to tenants. In fact,
most justices of the peace violate the law by refusing to award attorney's
fees to renters even when statutorily mandated. So it is a good idea
to avoid court, if possible.
my security deposit?
Any deposit and unused prepaid rent must be returned to you less
justifiable damages claimed by the landlord. Should you leave the premises
clean and in good repair, and are legitimately free of obligations for
further rent or other claims, then there is no basis for withholding the
deposit. A.R.S. § 33-1321 and Arizona case law mandates that tenants are
to be awarded monetary damages of twice the amount of the deposit and
prepaid rent that has been wrongfully withheld. TAP will make that case
for you, providing a good paper trail. But we will not represent you to
recover the deposit and damages. Also, to that end we highly recommend
securing attorney representation, because of the inherent bias of the
courts. Therefore, due to the cost of attorney's fees it may be impractical
to litigate for a claim amounting to less than $1,500. Whatever you do,
avoid Small Claims courts, because then you expose yourself to the whims
of a judge without any accountability by way of appeal, and we all know
the result of that.
has a buy-out clause. If I use TAP's services, am I obligated under that
No. The lease buy-out clause is an option you will be choosing not
to exercise. Rather, TAP is helping you exercise your statutory and other
public policy rights. The same concept applies to any contractual penalties
imposed as a result of leaving before the natural expiration of the rental
contract -- if you terminate because of the landlord's violations, then
that is the landlord's fault, and he must bear the consequential financial
says he will agree to a settlement if I pay a break lease fee equal to
a single month's rent, and then I am out of my contractual obligations.
That sounds like a good deal, so should I take it?
That is a good deal. Just make sure to in advance obtain a written
assurance, with the landlord's signature affixed, that any and all claims
against you will be waived, and that you are free and clear of all obligations
by virtue of the payment. Then bring it to TAP for our review. There may
be some hidden clauses, or absence of essential terms, not discernible
to you. Absent the landlord providing you with a written assurance, carefully
read the lease for the penalties and your obligations should you vacate
early. You may not only need to pay the break lease fee, but also repay
concessions, give a 30-day notice, and still be liable for ongoing rent
if the premises are not relet.
says he will not let me out of my lease. The management company is very
large and well known, and I am sure will fix everything. So what good
Not once has a landlord remedied every noncompliance brought to its
attention under the Break Lease Contract. Big companies have a lot on
their plates, and dealing with all the demands is tough work for them,
and makes no financial sense. Of course, they will not agree to what TAP
members are doing. However, TAP creates a very thorough paper trail for
each case. It is merely the application of tenant rights under the law.
GOLIATH is too big for the THE BREAK LEASE CONTRACT!
here for a partial listing of landlords
whose leases have been successfully terminated with the Break Lease
is just following the law, I should be able to get out of my lease on
my own. Why should I pay you to do the work?
Because the laws are confusing and tough to navigate. One slip-up,
and you have lost the case. Rest assured, any tenant who walks into court
without an appropriate answer will face a hostile judge ready to pounce. And,
by proceeding on your own, your landlord is more likely to resort to legal
action against you. You are an easy mark. TAP knows what it is doing,
and has the language down pat. Furthermore, during the Break Lease process,
circumstances occasionally arise that pose a benefit or risk to tenants;
these may provide additional grounds for termination, bolstering the Break
Lease case. You need to recognize these opportunities and dangers, and
know how to respond. Finally, TAP offers attorney representation as part
of the program. It's a good deal.
I am nervous
about this. I want an attorney to represent me from the beginning. Is
No, and only if you have money to burn. Most attorneys are not aware
of the intricacies of Arizona landlord-tenant law and procedures. Very
few will even represent tenants. And of those who do, TAP's experiences
with them have, by and large, been less than stellar. You will spend many
thousands of dollars to have an attorney perform work that fails to even
approach the detail and effectiveness of what TAP does. Many attorneys
will be reticent to take the aggressive approaches employed by TAP.
Volk an attorney?
necessary, TAP retains an outside attorney.
or certified funds payable to "Tenants Assistance Program or Ken
Volk." Of course, cash is fine. TAP also accepts credit card payments.
up and Purchase the Break Lease Program
Arizona Tenants Advocates (ATA) is associated with
Tenants Assistance Program (TAP), a sole proprietorship owned by Ken Volk.
All TAP members become ATA members at no extra charge, providing protection
from landlord retaliation.
ATA with any suggested site updates, additions
or corrections to this website.
2003-2012 by Kenneth A. Volk. All rights reserved.
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