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Dissertations / Theses on the topic 'Tenancy law'
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Leung, Yuen Pik Michelle. "Genre analysis of tenancy agreements of a chain store in Hong Kong." HKBU Institutional Repository, 1997. http://repository.hkbu.edu.hk/etd_ra/117.
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AlHaddad, Saif Ahmad. "A critical evaluation of certain aspects of the law concerning ownership of jointly owned property schemes in Dubai." Thesis, University of Aberdeen, 2010. http://digitool.abdn.ac.uk:80/webclient/DeliveryManager?pid=165130.
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This research is an attempt to determine the reasons for the problems currently being experienced in Dubai in the implementation of the Dubai Law Concerning Ownership of Jointly Owned Properties. Although the Dubai Law has applied to Dubai for almost three years and is a very young law, most of the shortcomings can be attributed to the delay in the promulgation of the envisaged implementing regulations including the Master Community Declaration, the Building Management Statement and the Association Constitution. This has motivated the writing of this thesis which seeks to examine and analyse the entire system of jointly owned property ownership in the Emirate of Dubai. The emphasis is on the establishment of the jointly owned property schemes, the physical division of jointly owned property schemes into units and common areas, the allocation of share units in jointly owned property schemes, the rights and obligations of unit owners with regard to their units and the common areas, the enforcement of financial and social obligations, settlement of disputes and finally the management of jointly owned property schemes. An examination of the differences between the Dubai Law and several other systems has been made to find out why one works better than the other. Does the problem lie in the nature of the governing legislation, the procedures of the Competent Authority namely, the Land Department and the Real Estate Regulatory Agency for applying and obtaining registration of a jointly owned property plan, the laws and practices relating to the development, construction, financing and conveyancing of jointly owned property or a combination of all these factors? The insights gained by the examination of the jointly owned property industry, reveal whether the problems and issues currently faced on the ground have been the result of the law or have been caused by other factors beyond the scope of solutions prescribed by the law. The present legislation in force for jointly owned property in Dubai has provided an adequate legal structure for all the matters discussed above. From my evaluation of the various aspects of the Dubai Law Concerning Ownership of Jointly Owned Properties, it appears that there is room for improvement in virtually every aspect examined in order to keep up with the rapid growth of jointly owned property schemes in Dubai and all over the United Arab Emirates. In addition, the housing delivery system in Dubai must change. Officials involved in the approval and registration of jointly owned property schemes have to be properly trained in order to ensure that they have the required knowledge of the law and care should be taken to recruit more qualified personnel in the related Offices.
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Savar, Ray. "Reform of commercial property leases in England." Thesis, Anglia Ruskin University, 2013. http://arro.anglia.ac.uk/297115/.
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This thesis explores the arguments and evidence for reform of commercial property leases through legislative intervention. It identifies and explains the causes of landlord and tenant disputes arising mainly from poorly drafted commercial leases. It investigates the relevant codes for leasing business premises, the Law Society business lease, the regulatory reform of part II of the 1954 Act, the British Property Federation lease, and various other attempts at reform of commercial property leases. This research also investigates the potential need for ethnic minorities in commercial property to have the key legal terms of commercial property leases made available in both English and other languages. There is little previous academic research on reform of commercial property leases through legislative intervention (other than Crosby Reading reports). This research aims to contributute towards filling the gap that exists in the literature by investigating reform through legislation. This research involved semi-structured interviews with participants from five groups: lawyers, surveyors/agents, landlords, tenants and business owners. Most interviewed supported reform of commercial property leases through legislative intervention, and better guidance explaining the meaning of key legal terms of commercial property leases, especially from ethnic minority businesses.
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Jonsson, Christian. "Ombildning från hyresrätt till bostadsrätt : En kartläggning av de praktiska åtgärder samt de juridiska problem vilka omgärdar fenomenet ombildning." Thesis, Linköping University, Department of Management and Economics, 2005. http://urn.kb.se/resolve?urn=urn:nbn:se:liu:diva-4110.
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Ombildning från hyresrätt till bostadsrätt är ett fenomen som blivit allt vanligare under de senaste tio åren. Genom att genomföra en ombildning får innehavarna av lägenheten, oftast de forna hyresgästerna, tillgång till en värdefull bostadsrätt, vilken till skillnad från en hyresrätt, kan säljas och köpas öppet på marknaden. Eftersom ombildning har blivit så vanligt i Sverige uppkommer ett intresse, för samtliga inblandade parter, att veta hur de åtgärder, som förekommer vid en ombildning, skall företas. Förr eller senare kommer Sverige att ställas inför en räntehöjning, vilken kommer att få stor ekonomisk betydelse. En räntehöjning kommer nämligen att på sikt ge negativa konsekvenser för många hushåll, eftersom de svenska hushållen lånar pengar i mycket stor utsträckning till sitt boende. En del hushåll kommer exempelvis inte att klara en fördubbling av sin boendekostnad, utan obeståndssituationer kommer att uppstå. Som exempel kan nämnas kreditinstituten, vilka till stor del ”finansierat” ombildningen, dels genom lån till föreningen, dels genom lån till bostadsrättshavaren. Har de sina fordringar, genom pantsättning, sakrättsligt skyddade vid en bostadsrättshavares eventuella obestånd?
Syftet med uppsatsen är dels att kartlägga vilka olika åtgärder som företas vid en ombildning av hyresrätt till bostadsrätt, dels att utreda i vilken ordning dessa åtgärder skall företas för att föranleda de rättsverkningar som samtliga inblandade parter vill uppnå. Syftet är även att genomföra en analys av dessa åtgärder för att visa på vilka juridiska problem som kan förekomma vid en ombildning.
Changing rights of tenancy to rights of tenant-ownership is a phenomenon that has become more frequent during the last ten years. By changing rights of tenancy to rights of tenant-ownership, the possessor of the tenancy, normally the tenant, gets access to a valuable tenant-ownership that, unlike a tenancy, can be sold and bought on the open market. Seeing as changing rights of tenancy to rights of tenant-ownership has become a regular happening in Sweden, an interest for all parties involved occurs, an interest in knowing how the actions that are involved should be preformed. Sooner or later Sweden has to face an increasing in rates which will have great economical consequences. These consequences will have negative influences on some of the Swedish households, due to the fact that lots of Swedish households lends a lot of money to be able to buy tenant-ownerships. If their rates double, many people won’t be able to pay their loans, and this will lead to foreclosures. Banks, for example, finances a great part of the changing of rights of tenancy to rights of tenant-ownership, partly by providing loans to private persons and partly by providing loans to condominium associations. Do they have their depths secured if the borrowers face foreclosure?
The purpose of this thesis is to examine which actions that occurs when you change rights of tenancy to rights of tenant-ownership and in which order these actions should be preformed for the parties involved to accomplish the legal purpose that they want to accomplish. The purpose is also to conduct an analysis of these actions to pinpoint which legal problems that can occur when you change rights of tenancy to rights of tenant-ownership.
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Anastasios, Tekeoglou Joakim Prevander. "Nödsituationer i en hyresgästs lägenhet : vilka är en hyresvärds rättigheter och skyldigheter?" Thesis, Högskolan i Jönköping, Internationella Handelshögskolan, 2013. http://urn.kb.se/resolve?urn=urn:nbn:se:hj:diva-21369.
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The aim of the thesis is to clarify the landlord’s rights and obligations towards the tenant when a case of emergency occurs in the tenant’s apartment. What can a landlord do to get access to the tenant’s apartment when a case of emergency occurs? Will the landlord be liable if he damages any property of the tenant during the time in the apartment? These are some of the questions that we will answer. The problem is guided by two main principles: the landlord’s right of possession of the apartment and also the tenant’s right of use of the same property. The conflict between these two principles and between the interests of the landlord and the tenant is the foundation of this problem. Case of emergencies in an apartment are not regulated in Swedish law. Therefore, we have chosen to do comparisons to other forms of similar situations, which already are regulated in the law. These comparisons are made to see if similar rules can be applicated to cases of emergencies in the tenant’s apartment. In addition to this, we have also used case law, which treats similar situations, to see if the principles from these cases also can be applicated in case of emergencies in the tenant’s apartment.Uppsatsens syfte är att klargöra hur hyresvärdens rättigheter och skyldigheter gentemot hyresgästen regleras vid en nödsituation i hyresgästens lägenhet. Frågor som vi kommer att försöka svara på är bl a: hur långt får hyresvärden gå när han bereder sig tillträde till hyresgästens lägenhet? Blir han ersättningsskyldig om han skulle skada hyresgästens egendom då en nödsituation föreligger? Problemet är utöver ett obligationsrättsligt, även ett sakrättsligt problem. De sakrättsliga principer som ligger till grund för problemet är äganderätten och nyttjanderätten. I vårt fall kommer dessa till uttryck genom att hyresvärden, som har äganderätten till sin egendom, upplåter nyttjanderätten av sin egendom till hyresgästens förmån. Det här förhållandet mellan hyresvärden och hyresgästen är en av orsakerna till att det uppstår ett problem vid hyresvärdens tillträde till lägenheten vid en nödsituation. Eftersom nödsituationer inte är reglerade i 12 kap. 26 § Jordabalken har vi valt att göra jämförelser med andra typer av situationer som finns reglerade i lagen. Dessa är: mindre brådskande förbättringsarbete och annat arbete, brådskande förbättringsarbete och bekämpning av ohyra i hyresgästens lägenhet. Dessa jämförelser görs för att utreda vilka regler som kan tänkas tillämpas då en nödsituation föreligger. För att uppfylla syftet har vi även tagit hjälp av ett par äldre rättsfall som behandlar områden som har nära anknytning till vårt problem.
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van, der Merwe Zerlinda. "Constitutionality of the rules governing sectional title schemes." Thesis, Stellenbosch : University of Stellenbosch, 2010. http://hdl.handle.net/10019.1/5342.
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Thesis (LLM (Public Law))--University of Stellenbosch, 2010.Bibliography
ENGLISH ABSTRACT: Various types of rules govern many areas of life in a sectional title scheme. The Sectional Titles Act 95 of 1986 prescribes model management and conduct rules in its regulations. Other non-prescribed rules are adopted by either the developers initially or later by the trustees of the body corporate. These rules provide for the control, management, administration, use and enjoyment of the sections and the common property in the scheme. Sectional owners and other occupiers have the entitlements of use and enjoyment of their individual sections and their share in the common property of the sectional title scheme, in proportion to their participation quota. These entitlements are restricted by the rules in operation within the scheme. Although these rules limit the entitlements of sectional owners and other occupiers in the interest of the sectional title community, they may not be unreasonable in their application and effect. In some instances, the application of the rules might exceed the bounds of reasonableness and result in unfair discrimination, arbitrary deprivation, unfair administrative action or restrictions on access to courts for dispute resolution. If certain rules are unreasonable in their application, based on one or more of the abovementioned grounds, the court must interpret the potentially impermissible rules and if the court cannot avoid a declaration of invalidity by implementing a constitutional remedy such as reading-up, reading-down, reading-in or severance, these impermissible rules will need to be substituted, amended or repealed and replaced because they are potentially unconstitutional and invalid. After a statutory and constitutional enquiry into the nature, scope, application, operation and effect of the rules governing sectional title schemes, it can be concluded that the various types of rules governing sectional title schemes restrict and limit sectional owners’ and occupiers’ entitlements of use and enjoyment of their individual sections and share in the common property. However, after being tested against section 25 of the Constitution of the Republic of South Africa 1996 and other non-property rights entrenched in the Bill of Rights, to determine if the rules are reasonable in their application and constitutionally permissible, it can be seen that the application of the rules do not necessarily amount to arbitrary deprivations of property and that they can be justified in terms of the Constitution because there is sufficient reasons for the particular regulations and they are procedurally fair. The various different types of rules governing sectional title schemes serve as reasonable regulations in as far as they contribute to a harmonious relationship between the trustees of the body corporate and the sectional owners and occupiers as members of the body corporate as well as between the members of the body corporate inter se. The rules serve an important function in this regard. Therefore, they are considered reasonable and constitutionally valid in as far as they do not enforce excessive regulation and as long as they are equally applicable and do not unfairly differentiate in their application.
AFRIKAANSE OPSOMMING: Verskeie tipes reëls reguleer alledaagse aangeleenthede in ‘n deeltitelskema. Die Wet op Deeltitels 95 van 1986 maak voorsiening vir voorgeskrewe bestuurs- en gedragsreëls in die regulasies. Die ontwikkelaars of die trustees van die regspersoon kan aanvanklik met die stigting van die skema of op ‘n latere stadium addisionele reëls byvoeg wat nie alreeds deur die Wet voorgeskryf is nie. Die reëls maak voorsiening vir die beheer, bestuur, administrasie, gebruik en genot van die eenheid en die gemeenskaplike eiendom in die skema. Die deeleienaars van deeltitelskemas en ander okkupeerders van die skema is geregtig om hulle individuele eenhede sowel as die gemeenskaplike eiendom, in ooreenstemming met hulle deelnemingskwota, te gebruik en geniet; en dit vorm deel van hul inhoudsbevoegdhede. Hierdie inhoudsbevoegdhede word beperk deur die skema se reëls. Afgesien daarvan dat die reëls die deeleienaar en ander okkupeerders se inhoudsbevoegdhede beperk in die belang van die deeltitelgemeenskap, mag die reëls nie onredelik wees in die toepassing daarvan nie. In sommige gevalle kan die toepassing van die reëls die perke van redelikheid oorskry en neerkom op ongeregverdigde diskriminasie, arbitrêre ontneming, ongeregverdigde administratiewe handeling of ‘n beperking plaas op toegang tot die howe met die oog op dispuutoplossing. Indien daar bevind word dat sekere reëls onredelik is in die toepassing daarvan op grond van een of meer van die voorafgemelde gronde, moet die hof artikel 39 van die Grondwet volg en die reël interpreteer om ‘n deklarasie van ongeldigheid te vermy. As die hof dit nie kan vermy deur middel van konstitutusionele remedies soos “op-lesing”, “af-lesing”, “afskeiding” of “in-lesing” nie, sal die reëls gewysig of geskrap en vervang moet word, anders sal die reël ongrondwetlik wees en ongeldig verklaar word. Na afloop van ‘n statutêre en konstitusionele ondersoek ten opsigte van die aard, omvang, toepassing, werking en effek van die reëls wat deeltitelskemas reguleer word daar bevind dat die verskeie tipes reëls wat ‘n deeltitelskema reguleer ‘n beperking plaas op die inhousdbevoegdhede van deeltiteleienaars en ander okkupeerders wat betref die reg om die eenheid sowel as die gemeenskaplike eiendom te gebruik en geniet. Ten einde te bepaal of die reëls redelik in die toepassing daarvan sowel as grondwetlik toelaatbaar is, word dit getoets in terme van artikel 25 van die Grondwet van die Republiek van Suid-Afrika 1996 en ander regte in die Handves van Regte. Daar word bevind dat die toepassing van die reëls nie noodwendig ‘n arbitrêre ontneming van eiendom is nie en dat dit geregverdig kan word in terme van die Grondwet omdat daar voldoende redes vir die spesifieke regulasies is en omdat dat hulle prosedureel billik is. Die verskeie tipes reëls wat ‘n deeltitelskema reguleer dien as redelike regulasies sover dit bydra tot ‘n harmonieuse verhouding tussen die trustees van die regspersoon, die deeltiteleienaars en die okkupeerders as lede van die regspersoon sowel as tussen die lede van die regspersoon inter se. Die reëls het ‘n belangrike funksie in hierdie verband. Die reëls word geag redelik en grondwetlik geldig te wees sover dit nie buitensporige regulasies afdwing nie, gelyk toegepas word en daar nie ongeregverdig gedifferensieer word in die toepassing daarvan nie.
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Booysen, Juann. "A critical analysis of the financial and social obligations imposed on sectional owners in sectional title schemes, as well as their enforcement." Thesis, Stellenbosch : Stellenbosch University, 2014. http://hdl.handle.net/10019.1/86255.
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Thesis (LLD)--Stellenbosch University, 2012ENGLISH ABSTRACT: Over the years sectional ownership satisfied the psychological need of many South Africans to acquire home-ownership and it is currently estimated that there are more than 780 000 sectional title units throughout South Africa. The concept of sectional ownership consists of three elements, namely individual ownership of a section (residential or commercial); joint ownership of the common parts of the sectional title scheme and membership of the body corporate which governs the sectional title community. Sectional ownership is therefore a unique statutory institution with its own characteristics. An imperative of every sectional title scheme is to strive for financial stability, happiness and harmony in an intensified, diverse community where the objects of ownership, the individual units, are physically interdependent. The Sectional Titles Act 95 of 1986, as amended, therefore imposes numerous financial and social obligations on sectional owners. These obligations require each owner to give up a certain degree of freedom that he might otherwise enjoy in separate, privately owned property. Ultimately the success of a sectional title scheme will depend upon the necessary co-operation and support of its members for compliance with these obligations. Since non-compliance can destroy the financial stability and social harmony in a sectional title scheme, effective procedures for the enforcement of these financial and social obligations are essential. Accordingly, effective sanctions are a sine qua non for a financially viable and socially successful sectional title scheme. This thesis provides a critical analysis of the various financial and social obligations that are imposed on sectional owners, as well as the measures available for their enforcement. It will become evident that the sanctions in the South African sectional title legislation for non-compliance with these obligations are conspicuously few and far between. It is generally accepted that the Sectional Titles Act 95 of 1986 does not have sharp enough „teeth‟ to deal effectively with the non-compliance of these obligations. Consequently, the thesis will also focus on sanctions that are used in foreign jurisdictions to enforce sectional owners‟ financial and social obligations, with the aim to identify sanctions that may be adopted in the South African context to render the enforcement of these obligations more efficient and effective. In conclusion it will be recommended that the only manner in which financial stability and social harmony can be restored in a troubled sectional title scheme is to introduce legislation which allows the body corporate as a last resort to exclude a persistent offender who makes it impossible for the other sectional owners to share the sectional owners‟ community with him or her temporarily from this community.
AFRIKAANSE OPSOMMING: Met die verloop van tyd sedert die eerste deeltitelwetgewing in 1971 in Suid Afrika ingevoer is, het deeleiendom die droom van menige Suid-Afrikaners verwesenlik om eiendomsreg van „n eie woning te verkry. Huidige statistieke dui daarop dat daar meer as 780 000 deeltiteleenhede in Suid Afrika is. Drie elemente word in die begrip „deeleiendom‟ saamgevat, naamlik individuele eiendomsreg van „n deel (residensiëel of kommersiëel), mede-eindomsreg van die gemeenskaplike gedeeltes van „n skema en lidmaatskap van „n regspersoon. Deeleiendom is dus „n unieke statutêre instelling met sy eie ongewone karaktertrekke. Die belangrikste doelwit van elke deeltitelskema is om finansiële stabiliteit, geluk en harmonie in „n geϊntensifeerde, diverse gemeenskap waar individuele eiendomseenhede, fisies interafhanklik is, te bewerkstellig. Die Wet op Deeltitels 95 van 1986, soos gewysig, onderwerp deeleienaars daarom aan verskeie finansiële en sosiale verpligtinge wat meebring dat elke deeleienaar „n sekere mate van vryheid moet prys gee wat hy andersins sou geniet het as hy eienaar was van „n huis op „n private erf. Die uiteindelike sukses van „n deeltitelskema is grotendeels afhanklik van die samewerking en ondersteuning van sy lede wat betref die nakoming van hierdie verpligtinge. Omdat nie-nakoming die finansiële stabiliteit en sosiale harmonie kan versteur word doeltreffende maatreëls vereis vir die afdwinging van hierdie finansiële en sosiale verpligtinge. „n Deeltitelskema kan slegs met sukses bestuur word indien op doeltreffende sanksies gesteun kan word. Hierdie tesis fokus op „n kritiese analise van die verskeie finansiële en sosiale verpligtinge waaraan deeleienaars onderhewig is, en die maatreëls wat aangewend kan word om hierdie verpligtinge af te dwing. Daar sal aangetoon word dat die sanksies in die Suid-Afrikaanse deeltitelwetgewing vir die nie-nakoming van hierdie verpligtinge gans te min, en boonop uiters ondoeltreffend is. Daarom word algemeen aanvaar dat die „tande‟ van die Wet op Deeltitels 95 van 1986 nie skerp genoeg is om die nie-nakoming van hierdie verpligtinge doeltreffend te straf nie. Gevolglik sal die tesis ook fokus op sanksies wat in buitelandse regstelsels aangewend word om die finansiële en sosiale verpligtinge van deeleienaars af te dwing. Die oogmerk hiermee is om buitelandse sanksies te identifiseer wat met vrug in die Suid-Afrikaanse konteks aangewend kan word ten einde die nie-nakoming van hierdie verpligtinge doeltreffend hok te slaan. Ter afsluiting sal voorgestel word dat finansiële stabiliteit en sosiale harmonie in „n erg ontwrigte deeltitelskema slegs herstel kan word indien wetgewing aangeneem word wat die regspersoon toelaat om „n deeleienaar wat ondanks waarskuwings dit vir mede-deeleienaars onmoontlik maak om saam met hom of haar in dieselfde deeleiendomsgemeenskap te leef tydelik van die skema te verwyder.
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Sandén, Gustav, and Frida Edsmar. "Andrahandsuthyrning - Varför bedöms skälen för andrahandsuthyrning av nyttjanderätter olika?" Thesis, Malmö högskola, Fakulteten för kultur och samhälle (KS), 2016. http://urn.kb.se/resolve?urn=urn:nbn:se:mau:diva-23036.
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Bostadsbristen är ett allvarligt problem i Sverige och bostadsmarknaden är långt ifrån välfungerande. År 2015 bedömde Boverket att 183 av landets 290 kommuner hade ett underskott på bostäder. 80 kommuner tyckte sig ha en balans mellan bostadssökande och antalet lediga bostäder medan resterande 27 kommuner fann ett överskott på bostäder. Att tilläga är att 82 procent av befolkningen bor i de 183 kommuner som berörs av underskott.Den förra regeringen anser att om vi bättre nyttjar de redan befintliga bostäderna och skapar ett flexibelt utbud av lägenheter genom andrahandsupplåtelse samt gör outnyttjade bostäder tillgängliga på marknaden kan man hjälpa många människor som söker bostad.Syftet med denna uppsats är att utreda, analysera och diskutera varför bedömningen gällande de skäl som krävs för tillstånd till andrahandsuthyrning skiljer sig åt mellan de två nyttjanderättsformerna, bostadsrätt och hyresrätt. Även klargöra vilka skäl som lagstiftare anser vara tillräckliga vid en tillståndsprövning gällande andrahandsupplåtelse. När utredning av eventuella skillnader i skäl för upplåtelse i andra hand är klar besvaras och diskuteras följande frågeställning: Varför är BRLs regler generösare än hyreslagens regler?I uppsatsen undersöks olika bestämmelser för att få en djupare insikt i gällande rätt. Förarbeten, rättspraxis och doktrin har legat till grund för tolkning av lagar och för att ge läsaren förståelse för den praktiska tillämpningen av valda lagrum.Av det insamlade materialet har det framkommit, att det i första hand är den enskilda bostadsrättsföreningen eller hyresvärden som beslutar vilka skäl som anses tillräckliga för tillstånd till en andrahandsupplåtelse. Reglerna i BRL är generösare än motsvarande regler i hyreslagen då bostadsrättshavaren inte behöver åberopa samma tyngd i sina skäl för uthyrningen som en förstahandshyresgäst. Detta på grund av det ekonomiska intresse och uppbundna kapital som bostadsrättshavaren har i sin bostad vilket en förstahandshyresgäst saknar. Det är enligt oss anledningar till varför BRLs syn på godtagbara skäl är generösare än motsvarande regler i hyreslagen.The housing shortage is a serious problem in Sweden and the housing market is ineffective and greatly hampered. In 2015 the national board of housing, building and planning in Sweden named Boverket, estimated that 183 of the country’s 290 municipalities had a shortage of housing. 80 of the municipalities showed a balance between housing applicants and the number of vacant homes, while remaining 27 municipalities showed a surplus of housing. Important to note is that 82 percent of the population reside in the municipalities affected by the shortage.The previous government believes that by better utilizing existing dwellings and creating a flexible supply of apartments by sublease as well as making unused homes available to the market they can help a lot of people in their search for a home.The purpose of this essay is to investigate, analyze and discuss why there are differences between two forms of tenancies, owner-occupied apartments and rental units, with respect to the reasons thought to be sufficient in the assessment of obtaining permission to sublease. After clarifying differences regarding reasons for sublease, the following question is answered: Why is the law concerning owner-occupied apartments more generous than the law regarding rental units?Various regulations are examined in the essay to create a deeper understanding of the law. Travaux préparatoires, case law and jurisprudence has formed the basis for the interpretation of the statutes and to provide the reader with a deeper understanding of the practical use of selected section of the law.The collected material has illustrated that it is primarily the individual co-operative housing association or landlord who decides what reasons are sufficient to permit a sublease. The rules considering owner-occupied apartments are more generous than the corresponding law for rental units, since the owner of a co-operative apartment does not need to invoke the same substance in their reasons for renting as primary tenant because of their financial interest which a tenant lacks. According to us this is the main reason why the view on acceptable grounds for sublease regarding owner-occupied apartments are more generous than the corresponding laws applied on rental units.
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胡守鑫. "農村土地承包經營權流轉的法律問題研究 =Research on the circulation legal issues of the contracted management right of rural land." Thesis, University of Macau, 2016. http://umaclib3.umac.mo/record=b3570015.
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Dowling, James Alan. "The Landlord and Tenant Law Amendment Act (Ireland) 1860." Thesis, Queen's University Belfast, 1985. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.289437.
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Webster, Peter. "The relationship of tenant and successor landlord in Scots law." Thesis, University of Edinburgh, 2009. http://hdl.handle.net/1842/27040.
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This thesis provides the first detailed study of the relationship in Scots law between a tenant and a singular successor of the landlord. It considers both the rules which apply to short (unregistered) leases and those which apply to long (registered) leases. The primary aim is to set out and analyse current Scots law. Where relevant reference is made to the rules of other legal systems, such as English, German and South African law. The first part considers the prevalent view that singular successors are affected only by terms which appear in a document of lease. The potential for successor landlords to be affected by variations to the initial lease, side-letters and unimplemented terms of missives is considered. The second part considers the rules for determining whether particular conditions of a lease are ‘personal’ (in the sense of binding only the original landlord) or ‘real’ (in the sense of binding the landlord’s successors). This distinction is based on the content of the relevant condition. The thesis locates the distinction in property and contract law doctrine and reveals it to be a mandatory one, which parties to a lease cannot circumvent by intention. It considers the accepted test for distinguishing the real and personal conditions (the ‘inter naturalia’ test) and identifies problems with it. A revised test is proposed and then applied, in the following chapters, to particular types of lease term. Terms which are analysed include break options, renewal options, options to purchase, terms permitting the retention of rent, and terms relating to land other than the subjects of the lease. The final part considers whether the fact that the successor acquired gratuitously or with knowledge of the terms of the lease results in his being bound by terms which would otherwise by personal. That is to say, it considers the ‘offside goals’ rule.
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Smith, Michael P. G. "A future for Scottish agricultural tenancies? : statutory tenancy regimes at a crisis." Thesis, University of Aberdeen, 2010. http://digitool.abdn.ac.uk:80/webclient/DeliveryManager?pid=196005.
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This thesis is concerned with the reform of agricultural leases in Scotland. There is a review of selected topics in the history of legislation in this area concentrating upon the issue of security of tenure. It is argued that developments in 2010 with regard to prospective legislation and in case law have left open the road for renewed pressure for the creation of a compulsory “right to buy” for tenants with secure agricultural leases. Subsequent relevant developments are ‘noted up’. The thesis includes a Draft Bill which would introduce a new statutory structure for the tenure of certain farms currently held on “1991 Act tenancies”. The structure would rebalance the property law rights and duties of landlords and tenants with due regard to property rights and land management issues. Protections for the legitimate concerns of both former landlord and tenant are included and there is a major supervisory role for the Scottish Land Court. The Draft Bill includes detailed provisions on succession to the new form of tenure. The Draft Bill also innovates upon recently modified arrangements for fixed term farm tenancies Limited Duration Tenancies (“LDTs”) by the introduction of a degree of flexibility. Recent statistics on the take up of LDTs and the issue of a compulsory right to buy for secure agricultural tenants cast a shadow over the future of most of the currently available statutory forms of tenure. The new statutory structure and the innovation upon the LDT which would be introduced by the Draft Bill map out a future for Scottish agricultural tenancies which would enable the question posed in the title to be answered in the affirmative.
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D'Amato, Giuseppe. "The duties and rights of tenants and landlords under Swiss and South African law - a comparative analysis." Master's thesis, University of Cape Town, 2015. http://hdl.handle.net/11427/19738.
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Includes bibliographic referencesIn comparison with other European and international countries, Switzerland has long had a relatively high proportion of tenants, and thus in the public consciousness been considered as the 'land of tenants'. In South Africa, on the other hand, data estimate that around 20 per cent of all households do in rent. However, this does not mean that nowadays the rental housing market in South Africa does not play as important a role as in Switzerland. Indeed, the case is precisely the opposite. Therefore, in order to make a considerable contribution towards the social well - being of the population for the rental housing market of both countries, a functioning rent legislation that enables the accessibility to rental housing in general, and guarantees the protection of the tenants without neglecting the legitimate interest of the landlords in particular, is crucial. Indeed, both countries, although having two different legal systems, can fall back on rent legislation that has been developed over several decades. To what extent the two rental legislations can currently be considered as progressive and practical will be examined with the help of this thesis by performing a comparative analysis of the principal rights and obligations of the landlords an d tenants , which are granted and imposed by each jurisdiction. Thereby, in order to gain a better understanding of these rights and obligations, not only is a minimum amount of knowledge about the essence of contracts between landlord and tenant required, but if necessary certain procedural aspects in connection therewith need to be considered. Accordingly, before looking concretely at the specific rights and duties of the renting parties in both countries alongside the determination of the applicable law, a brief introduction to the nature and formation of the contract between the landlord and tenant of each jurisdiction will be provided. With regard to the granted rights, particular attention will also be paid to the several solutions which are available to one contracting party in case of non - performance of the contractual and legal obligations by the other party. Finally, an assessment will be made on whet her the Swiss rent legislation can serve as a role model or basis for an improvement and further development of the South African rent legislation, and vice versa, by pointing out their similarities and differences, and strengths and weaknesses.
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Tsalpatourou, Asimina. "L'effectivité du droit au logement en France." Thesis, Paris 1, 2020. http://www.theses.fr/2020PA01D013.
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La présente thèse porte sur l’effectivité du droit au logement, tel qu’il est conçu en droit français et sous la lumière du droit européen et international. La garantie de l’effectivité du droit au logement émerge en droit français depuis plusieurs décennies, ce qui témoigne le renforcement de sa portée juridique et sa reconnaissance progressive en tant que droit fondamental. L’étude du droit positif démontre que le droit au logement est destiné à être effectif grâce à ses multiples consécrations juridiques ainsi qu'au cadre juridique abondant et pointilleux le mettant en œuvre. Cependant, l’effectivité du droit au logement se heurte à de nombreux obstacles, liés aussi bien à l'identification de ses contours (son contenu et ses bénéficiaires) et ses débiteurs qu'à sa nature sociale dépendant du contexte socio-économique et des moyens matériels et juridiques dédiés. L’effectivité du droit au logement est ainsi souvent compromise ou remise en cause, ce qui révèle un problème en matière de qualité et d’articulation des règles juridiques relatives mais aussi un désengagement de la part des pouvoirs publics au profit d'une logique assistancielle. Afin de garantir le droit au logement, sa consécration juridique unique et solide, son adaptation aux évolutions socio-économiques ainsi que sa garantie par les pouvoirs publics en tant que droit fondamental sont indispensablesThis thesis focuses on the effectiveness of the right to housing in French law, in the light of European and international law. The effectiveness of the right to housing has been an important issue in French law since several decades, which has strengthened its legal scope and has shown an acknowledgement of this fundamental right. The study of positive law shows that the right to housing is intended for being effective thanks to its multiple legal consecrations as well as its implementation thanks to an abundant and meticulous legal framework. However, the effectiveness of the right to housing comes up against many obstacles, linked both to the identification of its perimeter (its content and people who are entitled to this right) and its guarantors and its social nature depending on the socio-economic context and the material and legal means. The effectiveness of the right to housing is thus often compromised or reconsidered. That reveals quality and structure problems of the legal framework but also a lac k of engagement on the behalf of the state and local authorities, who limit their responsibility to strict assistance. The unique and solid legal consecration of the right to housing as a fundamental right, the respect of socio-economic developments and the responsibility of the state are necessary in order to fully assure the effectiveness of this right
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Blanc-Jacob, Brigitte. "Le congé dans le bail immobilier urbain /." Paris : L.G.D.J, 2006. http://www.gbv.de/dms/spk/sbb/recht/toc/513088342.pdf.
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Olivares, Sánchez Ruth Araceli. "Geología Ambiental y Peligros Geológicos a lo largo de las Fallas de Tenango, Estado de México." Tesis de Licenciatura, Universidad Autónoma del Estado de México, 2020. http://hdl.handle.net/20.500.11799/109023.
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Las fallas Tenango son estructuras tectónicas activas con una longitud aproximadamente de 50 km, que se encuentran dentro del sector occidental del Campo Volcánico Chichinautzin y limitan a la cuenca del Valle de Toluca en la parte Sur. Las fallas de acuerdo a trabajos antecedentes publicados, han controlado durante el Pleistoceno tardío-Holoceno el vulcanismo monogenético del Campo Chichinautzin, los colapsos en el flanco este del Volcán Nevado de Toluca y la actividad sísmica del área a estudiar en este trabajo. Existen trabajos en la literatura referente a las fallas Tenango como la de Garcia-Palomo et al. (2000) y Norini et al. (2006) que describen su morfología y cinemática, sin embargo, son trabajos regionales, puramente geológicos y que no profundizan a escala de la propia falla desde un punto de vista geológico-ambiental, de los peligros geológicos que existen entorno a estas fallas como los de índole sísmica, volcánica, derrumbes y del propio fallamiento. El presente trabajo permite generar un conocimiento geológico-estructural básico sobre la actividad de las fallas Tenango, situadas geográficamente dentro de los municipios de Tenango del Valle, Tenancingo de Degollado, Joquicingo, Malinalco y Ocuilan. El objetivo principal de este trabajo es analizar los peligros geológicos a lo largo de las trazas de las fallas de Tenango y zonas adyacentes con base en la cartografía geológico-ambiental. Las metodologías empleadas comprendieron las referentes a la investigación documental, fotointerpretación documental, geología de campo, cartografía geológica e integración y análisis de resultados.
Se definieron varias unidades geológicas informales con base en el análisis estratigráfico (andesitas Tecomatlán-San Simonito, flujos piroclásticos de Calimaya, complejo de domos Cerro Tenango, unidad Cerro Muntepec, complejo de domos Santa María Jajalpa, domos Joquicingo, unidad Acatzingo, secuencia fluvio-lacustre Chignahuapan) cuyas rocas volcánicas varían predominantemente de andesitas a andesitas-basálticas y en menor proporción rocas volcánicas dacitas, que van en edad desde el Mioceno-tardío al Plio-Cuaternario para el bloque del alto y del bajo de las fallas Tenango. Así como también, se definieron varios sistemas de fallas, fracturas y lineamientos estructurales, denominados: Sistema de Fallas Tenango (E-W), sistema de fallas Tlanixco (N-S), sistemas de fallas Jajalpa (NE-SW), sistema de fallas Tenancingo con orientación NW-SE y NE-SW, sistema de fallas de la Sierra las Cruces con orientaciones preferenciales al NE-SW y E-W, lineamiento Chichinautzin (E-W), lineamiento Holotepec (N-S), lineamiento Santiaguito (E-W) y lineamiento Rayón (E-W). Y por último se analizaron los peligros geológicos por sismicidad y vulcanismo identificados a lo largo de las fallas Tenango, y algunos peligros geológicos relacionados a la inestabilidad de laderas como la presencia de derrumbes de bloques asociados al movimiento de las fallas Tenango. Estos peligros identificados indican que, para los municipios de Tenango del Valle, Calimaya, Santa María Rayón y San Antonio La Isla toman el carácter de riesgos geológicos, ya que varias poblaciones se encuentran asentadas en los municipios mencionados y son particularmente vulnerables al riesgo sísmico y volcánico.
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Kinyua, Frederick Joses. "Understanding sources of conflict between landlords and tenants in Kenya." University of South Africa, 2009. http://hdl.handle.net/10500/145.
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Tenorio, Castañeda Laura Sarai. "Muerte en Tenango del Valle a través de las defunciones del Archivo Parroquial de la Asunción de María 1637- 1708." Tesis de Licenciatura, UNIVERSIDAD AUTÓNOMA DEL ESTADO DE MÉXICO, 2020. http://hdl.handle.net/20.500.11799/109530.
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Este trabajo de investigación se realizó con tres libros de registros de defunciones del Archivo Parroquial de la Asunción de María en Tenango del Valle, siendo estos entierros los primeros registrados en dicho acervo. Se construyó una matriz de datos 1637-1708, la cual contiene 1262 partidas de defunciones, se analizó la composición étnico-social y la jurisdicción que esta parroquia tenía en el siglo XVII, además de las disposiciones eclesiásticas que la Iglesia Católica realizó en torno al registro de los sacramentos, especialmente el de las defunciones- entierros. El período en que más población murió fue en 1692 y 1705-1706.
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Chan, Wing Yin. "Spatiality and injustice : the case of Sham Shui Po sub-divided flat tenants in Hong Kong." HKBU Institutional Repository, 2012. https://repository.hkbu.edu.hk/etd_ra/1386.
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Siphuma, Nzumbululo Silas. "The lessor’s tacit hypothec : a constitutional analysis." Thesis, Stellenbosch : Stellenbosch University, 2013. http://hdl.handle.net/10019.1/85835.
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Thesis (LLM)--Stellenbosch University, 2013.ENGLISH ABSTRACT: The lessor's tacit hypothec improves the chances of the lessor to recover rent in arrears. This real security right arises by operation of law and attaches to the lessee's movable property found on the leased premises when rent is due but not paid. The extension of the lessor‟s tacit hypothec to third parties' property is the remedy's most controversial feature. The extension is supposedly based on one of two theoretical justifications, namely implied consent and the doctrine of estoppel. According to the implied-consent theory, the extension is based on the premise that the third party consented (explicitly or by implication) that his property can serve as security for the payment of the lessee's arrear rent. The basis of the second theory, the doctrine of estoppel, operates as a limitation on the rei vindicatio of the third party. Over the years discourse has shown that there are uncertainties surrounding these justifications. Recent debate has also shown that if constitutionally challenged, the extension of the lessor's tacit hypothec could amount to arbitrary deprivation of third parties' property. The aim of this thesis is to establish whether and how the existing common law principles that provide for the extension of the lessor's tacit hypothec over property belonging to third parties are affected by section 25(1) of the Constitution. Consequently, the thesis describes, analyses and scrutinises the general principles regulating the lessor's tacit hypothec, and more specifically the extension of the lessor's tacit hypothec to third parties' property, in view of section 25(1) of the Constitution. Taking into considering the recent statutory protection of third parties' property, the thesis concludes that the extension of the lessor's tacit hypothec does not constitute an arbitrary deprivation of third parties' property because correct application of the common law principles that provide for the extension and the statutory protection that has been introduced to exclude a large number of cases from the reach of the extension adequately protect third parties' property interests. Therefore, the requirements of section 25(1) are satisfied.
AFRIKAANSE OPSOMMING: Die verhuurder se stilswyende hipoteek verbeter sy kanse om agterstallige huur van sy huurder in te vorder. Wanneer die huur opeisbaar word, maar die huurder versuim om tydig te betaal, kom hierdie saaklike sekerheidsreg deur regswerking tot stand en dit dek alle roerende sake wat op die verhuurde perseel gevind word. Die uitbreiding van die stilwyende hipoteek na eiendom wat aan derde partye behoort is die remedie se mees kontroversiële eienskap. Hierdie uitbreiding van die hipoteek se toepassingsveld berus na bewering op een van twee regverdigingsgronde, naamlik die derde se geïmpliseerde toestemming en die leerstuk van estoppel. Volgens die geïmpliseerde toestemming-teorie kan die hipoteek na derdes se bates uitgebrei word op die veronderstelling dat sodanige derde partye toegestem het (uitdruklik of by implikasie) dat hulle eiendom as sekuriteit vir betaling van die huurder se agterstallige huur mag dien. Die tweede teorie steun op die beperking wat die leerstuk van estoppel op die rei vindicatio van die derde party plaas. Oor die jare het debatte aangedui dat daar onsekerhede rondom hierdie regverdigingsgronde bestaan. Onlangse debatte het ook aangetoon dat, indien dit grondwetlik getoets word, die uitbreiding van die hipoteek moontlik mag neerkom op ‟n arbitrêre ontneming van die derdes se eiendom. Die doel van hierdie tesis is om vas te stel of en hoe die bestaande gemeenregtelike beginsels wat die stilswyende hipoteek na bates van derdes uitbrei deur artikel 25(1) van die Grondwet beïnvloed word. Die tesis bespreek, analiseer en toets gevolglik die algemene beginsels van die verhuurder se stilswyende hipoteek, en meer spesifiek die uitbreiding van die hipoteek na bates wat aan derdes behoort, in die lig van artikel 25(1) van die Grondwet. Met inagneming van die beskerming wat derde party se eiendom in terme van onlangse wetgewing geniet, bevind die tesis dat die uitgebreide toepassing van die stilswyende hipoteek nie op ʼn arbitrêre ontneming van derde partye se eiendom neerkom nie omdat korrekte toepassing van die gemeenregtelike beginsels wat vir die uitbreiding voorsiening maak, in kombinasie met die wetgewende uitsluiting van ‟n groot aantal sake wat aan derdes behoort, voldoende beskerming aan die belange van derdes verleen. Die vereistes van artikel 25(1) word dus bevredig.
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Biles, Michael Edwin. "The arousal and denial of residential tenants' expectations of the private law, non-financial remedies as effective cures for disrepair, unfitness and lack of amenity in their dwelling houses." Thesis, University of Southampton, 1996. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.243042.
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Muller, Gustav. "The impact of Section 26 of the Constitution on the eviction of squatters in South African law." Thesis, Stellenbosch : Stellenbosch University, 2011. http://hdl.handle.net/10019.1/18122.
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Thesis (LLD )--Stellenbosch University, 2011.ENGLISH ABSTRACT: This dissertation considers the housing rights of unlawful occupiers in the post-1994 constitutional dispensation. Section 26 of the Constitution of the Republic of South Africa, 1996 affords everyone a right of access to adequate housing. This provision is a decisive break with the apartheid past, where forced eviction banished black people to the periphery of society. The central hypothesis of this dissertation is that the Constitution envisages the creation of a society that is committed to large-scale transformation. This dissertation posits that it is impossible to realise the full transformative potential of section 26 of the Constitution in the absence of an independent and substantive understanding of what it means to have access to adequate housing. This dissertation traverses legal theory as well as the common law of evictions, constitutional law and international law. A consciously interdisciplinary approach is adopted in seeking to develop the content of section 26 of the Constitution, drawing on literature from social and political science. This dissertation develops an organising framework for giving substantive content to section 26(1) of the Constitution with reference to the International Covenant on Economic, Social and Cultural Rights; the Convention for the Protection of Human Rights and Fundamental Freedoms; the Revised European Social Charter, the American Convention on Human Rights and the African Charter on Human and Peoples’ Rights. This dissertation shows that the adjudication of eviction disputes has moved away from a position under the common law where Courts had no discretion to refuse eviction orders based on the personal circumstances of the squatters. The adjudication of the eviction of unlawful occupiers now requires a context-sensitive analysis that seeks to find concrete and case-specific solutions. These solutions are achieved by considering what would be just and equitable for both the land owner and the unlawful occupiers. This dissertation also shows that the government has a markedly different role to fulfil in post-apartheid evictions through the necessary joinder of local authorities to eviction proceedings, meaningful engagement with unlawful occupiers and the provision of alternative accommodation in terms of its constitutional and statutory obligations.
AFRIKAANSE OPSOMMING: Hierdie proefskrif ondersoek die behuisingsregte van onregmatige okkupeerders in die post-1994 grondwetlike bedeling. Artikel 26 van die Grondwet van die Republiek van Suid-Afrika, 1996 gee elke persoon die reg op toegang tot geskikte behuising. Hierdie bepaling is ‘n duidelike breuk met die apartheid-verlede waar gedwonge uitsettings swart mense na die periferie van die samelewing verban het. Die sentrale hipotese van hierdie proefskrif is dat die Grondwet beoog om ‘n samelewing te skep wat verbind is tot grootskaalse transformasie. Hierdie proefskrif voer aan dat dit onmoontlik is om die volle transformerende potensiaal van artikel 26 van die Grondwet te verwesenlik in die afwesigheid van ‘n onafhanklike en substantiewe begrip van wat dit beteken om toegang tot geskikte behuising te hê. Hierdie proefskrif deurkruis regsteorie sowel as die gemenereg ten aansien van uitsettings, staatsreg and internasionale reg. ‘n Doelbewuste interdisiplinêre benadering word gevolg in die soeke na die ontwikkeling van die inhoud van artikel 26 van die Grondwet met verwysing na literatuur uit die sosiale- en politieke wetenskappe. Die proefskrif ontwikkel ‘n organiserende raamwerk waarmee substantiewe inhoud aan artikel 26(1) van die Grondwet verleen kan word met verwysing na die Internasionale Verdrag op Ekonomiese, Sosiale en Kulturele Regte; die Konvensie vir die Beskerming van Menseregte en Fundamentele Vryhede; die Hersiene Europese Sosiale Handves; die Amerikaanse Konvensie op Menseregte en die Afrika Handves op Mense en Persoonsregte. Hierdie proefskrif wys dat die beregting van uitsettingsdispute wegbeweeg het van ’n posisie onder die gemenereg waar howe geen diskresie gehad het om uitsettingsbevele te weier op grond van die persoonlike omstandighede van die plakkers nie. Die beregting van uitsettingsdispute vereis nou ‘n konteks-sensitiewe analise wat strewe daarna om konkrete oplossings te vind. Hierdie oplossings word bereik deur in ag te neem wat reg en billik sal wees vir beide die eienaar en die onregmatige okkupeerders. Die proefskrif wys ook dat die regering ‘n merkbaar nuwe rol vervul in post-apartheid uitsettings deur die noodsaaklike voeging van munisipaliteite tot uitsettings, sinvolle interaksie met onregmatige okkupeerders en die voorsiening van alternatiewe akkommodasie in terme van grondwetlike and statutêre pligte.
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Maass, Sue-Mari. "Tenure security in urban rental housing." Thesis, Stellenbosch : University of Stellenbosch, 2010. http://hdl.handle.net/10019.1/5405.
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Thesis (LLD (Public Law))--University of Stellenbosch, 2010.Bibliography
ABSTRACT ENGLISH: The dissertation considers the tenure rights of urban residential tenants in the post-1994 constitutional dispensation. The 1996 Constitution mandates tenure reform in two instances. Firstly, section 25(6) (read with section 25(9)) mandates the legislature to enact legislation that would provide legally secure tenure rights for a person or community whose tenure of land is insecure as a result of past racially discriminatory laws or practices. This form of tenure reform is race-based. Secondly, section 26(3) mandates the courts to consider all relevant circumstances during eviction proceedings. In terms of this provision the court can refuse to grant the eviction order on the basis of the occupier's socio-economic weakness, which is a more general form of class-related tenure reform. The Constitution also ensures the right to have access to adequate housing, while the legislature must introduce measures that would give effect to this right (sections 26(1) and 26(2)). To determine whether the current landlord-tenant regime in South Africa is able to provide tenants with secure occupation rights and access to rental housing, it is compared to landlord-tenant regimes in pre-1994 South Africa, the United Kingdom, New York State and Germany. The landlord-tenant regimes are considered in light of changing socio-economic circumstances where the state had to assist households during housing shortages. The dissertation assesses the efficiency of landlord-tenant law, combined with regulatory measures that ensure substantive tenure rights and rent restrictions, as a form of tenure that could help alleviate housing shortages and initiate a new landlord-tenant regime for South Africa that would give effect to the Constitution. The dissertation concludes that the current substantive tenure rights of urban residential tenants are largely based on the common law, which is associated with weak tenure security. The landlord-tenant laws, namely the Rental Housing Act 50 of 1999 and the Social Housing Act 16 of 2008, fail to provide urban residential tenants with substantive tenure rights. The legislature has failed to enact a law that gives effect to section 25(6) in the landlord-tenant framework. The legislature did enact the Prevention of Illegal Eviction from and Unlawful Occupation of Land Act 19 of 1998 (PIE) in order to give effect to section 26(3). Recently the courts interpreted PIE to provide marginalized tenants with substantive tenure protection during eviction proceedings. However, to give effect to section 25(6) legislation should grant residential tenants substantive tenure rights that are legally secure prior to eviction. The legislature enacted the Rental Housing Act and the Social Housing Act to give effect to the right to housing (section 26 of the Constitution) in the landlord-tenant framework. These laws fail to promote access to rental housing as a form of tenure that could help alleviate housing shortages.
AFRIKAANSE OPSOMMING: Die proefskrif oorweeg die okkupasieregte van stedelike residensiële huurders in die post-1994 konstitusionele bedeling. Die 1996 Grondwet bepaal dat okkupasieregte in twee gevalle hervorm moet word. Eerstens gee artikel 25(6) (gelees met artikel 25(9)) opdrag aan die wetgewer om wetgewing te verorden wat okkupasieregte met verblyfsekerheid aan 'n person of gemeenskap sal verleen indien so 'n person of gemeenskap tans grond okkupeer met okkupasieregte wat onseker is as gevolg van vorige rasgebaseerde wetgewing. Hierdie tipe hervorming is rasgebaseer. Tweedens gee artikel 26(3) opdrag aan die howe om alle relevante faktore te oorweeg as deel van enige uitsettingsprosedure. In terme van hierdie bepaling is die howe gemagtig om 'n uitsettingsbevel te weier op die basis van die okkupeerder se sosio-ekonomiese kwesbaarheid. Hierdie tipe hervorming is 'n meer algemene klasgebaseerde hervorming. Artikel 26(1) (gelees met artikel 26(2)) van die Grondwet bepaal dat elkeen die reg op toegang tot geskikte behuising het, terwyl die staat redelike wetgewende en ander maatreëls moet tref om hierdie reg te verwesenlik. Ten einde te bepaal of die huidige huurbehuisingstelsel in Suid-Afrika voldoende is, met inagneming van die stelsel se vermoë om huurders te voorsien van okkupasieregte met verblyfsekerheid en van toegang tot huurbehuising, word dit vergelyk met die huurbehuisingstelsels in Suid Afrika voor 1994, die Verenigde Koninkryk, New York Staat en Duitsland. Hierdie huurbehuisingstelsels word bespreek met inagneming van veranderinge in die sosio-ekonomiese omstandighede waartydens die staat gedurende behuisingstekorte huishoudings moes ondersteun. Die doeltreffendheid van huurbehuising word beoordeel met verwysing na regulasies wat substantiewe okkupasieregte verseker en beperkings plaas op huurpryse om 'n vorm van verblyfreg daar te stel wat die behuisingstekort kan verminder ten einde 'n nuwe huurbehuisingstelsel vir Suid-Afrika te inisieër wat gevolg aan die Grondwet sal gee. Die proefskrif lei tot die gevolgtrekking dat die huidige substantiewe okkupasieregte van stedelike residensiële huurders grotendeels op die gemenereg gebaseer is. Die gemenereg maak nie voorsiening vir sterk substantiewe okkupasieregte nie. Die huidige huurbehuisingswetgewing, naamlik die Wet op Huurbehuising 50 van 1999 en die Wet op Maatskaplike Behuising 16 van 2008, slaag nie daarin om substantiewe okkupasieregte vir stedelike residensiële huurders te voorsien nie. Die wetgewer het nie daarin geslaag om 'n wet te promulgeer wat in die huurbehuisingsraamwerk aan artikel 25(6) effek gee nie. Die wetgewer het wel die Wet op die Voorkoming van Onwettige Uitsetting en Onregmatige Besetting van Grond 19 van 1998 verorden om effek te gee aan artikel 26(3) van die Grondwet. Hierdie Wet is onlangs so deur die howe geïnterpreteer dat dit kwesbare huurders tydens uitsettingsprosedures met substantiewe okkupasieregte beskerm. Om aan artikel 25(6) te voldoen moet wetgewing egter substantiewe okkupasieregte met verblyfsekerheid aan residensiële huurders verskaf voordat hulle uitgesit word. Die wetgewer het die Wet op Huurbehuising en die Wet op Maatskaplike Behuising verorden ten einde effek aan die reg op behuising (artikel 26 van die Grondwet) in die gebied van huurbehuising te gee. Geeneen van hierdie wette slaag daarin om toegang tot behuising, en veral huurbehuising as 'n vorm van okkupasie, te bevorder ten einde die behuisingtekort te verminder nie.
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Mitchell, Kimberly Jean. "Whose Choice Is It Really?: The Impact of Property Profitability, Owner Strategies, & Perceived Majority Tenant Prejudices on Housing Choice Voucher Acceptance." Diss., Virginia Tech, 2008. http://hdl.handle.net/10919/28061.
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This dissertation addresses the critical role of landlords in implementing the Housing Choice Voucher program. Housing choice vouchers provide tenant-based rental assistance to low-income families so that they can have greater opportunities to select apartments and locations than under other rental housing assistance programs. Vouchers provide a renter with more location, quality and housing type options than project-based subsidized housing. The programâ s ability to increase choice depends heavily on the decisions of private landlords to accept voucher tenants. This research examines the factors influencing housing choice voucher acceptance by owners, or their agents, specifically property profitability, owner strategies, and perceived majority tenant prejudices. One previous study attempted to identify the factors that affect landlordsâ acceptance of vouchers, and was restricted to landlords participating in the voucher program. This dissertation expands our understanding of landlordsâ decisions to accept voucher tenants in two key ways: empirical modeling of voucher acceptance using a national sample of rental properties; and qualitative studies of landlords within a single market area. This research has implications for improving the future performance of the voucher program and the housing quality of low-income renters. By understanding the factors influencing voucher acceptance, public policy makers can utilize this information and direct their efforts to successfully market the program, expand voucher knowledge, and increase non-participating ownersâ acceptance of vouchers. Furthermore, policy makers can determine if additional legislation is needed to enhance the protection of voucher holderâ s rights and maintain the supply of eligible units. Such efforts will enhance the effectiveness of housing agencies and thus, help achieve the goal of providing low-income renters with better housing options.Ph. D.
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Louw, Jacobus Francois. "The right to adequate housing : making sense of eviction procedures in the context of rental housing after Ndlovu V Ngcobo." Thesis, Stellenbosch : University of Stellenbosch, 2004. http://hdl.handle.net/10019.1/15600.
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Thesis (LLM (Law))--University of Stellenbosch, 2004.139 leaves printed on single pages, preliminary pages i-ix and numbered pages 1-130. Includes bibliography.
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ENGLISH ABSTRACT: South Africa must address the need for adequate housing. Since democracy in 1994, the government has promulgated a number of acts to achieve the goal of adequate housing for all. These include the Prevention of Illegal Eviction from and Unlawful Occupation of Land Act (PIE) and the Rental Housing Act (RHA). The problem for the courts is knowing when to apply each act. To reach the goal embodied in the constitutional right of adequate housing for all, the government has invested R18 billion in housing since 1994. Despite this, the need for housing has escalated. The RHA, in which the legislature tried to create a balance between the rights of landlords and tenants, followed. This was done in order to alleviate some of the pressure to ensure access to land, which rests solely on the shoulders of the government. The legislature tried to create a sphere into which private investors would want to invest their money. A number of recent cases dealing with tenants who defaulted on their rentals and the landlord's capacity to effect eviction raised awareness about the existing inadequacies of the law in this particular field. In a Supreme Court of Appeal ruling, the court found that when a landlord wants to evict a defaulting tenant the time-consuming and costly procedure of PIE should be used. The assumption underlying this study is that PIE should not be applicable in cases of evicting a defaulting tenant. The rights and duties of the various parties involved in rental housing therefore need to be examined. The main aim is, however, to ascertain which procedure should be employed when obtaining an eviction order against a party holding over and what the effects are when the most appropriate eviction procedure is not used. A well-regulated relationship would ensure the best balance of interest for the landlord, tenant and the government by creating a market in which a landlord could make money out of letting and more tenants could obtain adequate housing through renting. A further assumption is that the rei vindicatio should be used when having a defaulting tenant evicted. It offers an alternative procedure that does not undermine the objectives of the housing legislation.
AFRIKAANSE OPSOMMING: Suid-Afrika ervaar tans 'n probleem met die verskaffing van behuising vir almal. Sedert die land se verwerwing van demokrasie in 1994 het die wetgewer 'n hele reeks wette aangeneem om die probleem op te los, ondermeer die Wet op Huurbehuising en die Wet op die Voorkoming van Onwettige Uitsetting en Onregmatige Okkupasie van Grond (hierna verwys as PIE). Die howe ondervind soms probleme wanneer daar bepaal moet word wanneer 'n spesifieke wet van toepassing behoort te wees en wanneer. Ten spyte van die R18 miljard wat die regering reeds bestee het aan armes sonder huise, het die getal mense wat sonder geskikte behuising woon gegroei. Die wetgewer het deur die promulgasie van die Wet op Huurbehuising gepoog om 'n mark te skep waarin daar behuising verskaf sal word in die vorm van huurbehuising. Terselfdertyd sal die privaatsektor baie nodige geld in die huurmark kan investeer. Onlangse regsspraak in die verband dui daarop dat daar nog baie leemtes bestaan veral met verwysing na uitsetting. Na 'n resente Appelhof beslissing sal die verhuurder van die meer tydrowende en duurder prosedures in PIE gebruik moet maak om 'n persoon uitgesit te kry. Die onderliggende aanname is dat PIE nie van toepassing behoort te wees wanneer 'n verhuurder 'n huurder wat agterstallig is met die huur wil uitsit nie. Die regte van beide huurder en verhuurder word gevolglik bestudeer. Die hoof-oogmerk van die studie is egter om vas te stel watter uitsettingsprosedure die beste sal wees en wat die gevolge sal wees indien die prosedure nie gebruik word nie. 'n Goed gereguleerde huurmark sal sorg dat huurders genoegsame beskerming geniet, dat die verhuurder geld sal kan maak uit die huurmark en dat die regering se druk tot 'n mate verlig word. 'n Verdere aanname is dat die prosedure vir die rei vindicatio die korrekte prosedure is om te gebruik om 'n huurder wat versuim om sy/haar huur te betaal uit te sit. Die rei vindicatio word gevolglik bestudeer en daar word getoon dat die prosedure aansienlik van die van PIE verskil. Dit bied 'n alternatief en is nie van so aard dat dit die behuisings wetgewing se oogmerke belemmer nie.
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Temmers, Zsa-Zsa. "Building encroachments and compulsory transfer of ownership." Thesis, Stellenbosch : University of Stellenbosch, 2010. http://hdl.handle.net/10019.1/5326.
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Thesis (LLD (Private Law))--University of Stellenbosch, 2010.Bibliography
ENGLISH ABSTRACT: South African courts seem to be adopting a new approach to the problem of building encroachments. For pragmatic and policy reasons courts are now inclined to exercise its discretion in favour of leaving building encroachments in place, against compensation, despite the common law right to demand removal. It has been widely accepted that courts indeed have the discretion to award damages instead of removal of the building encroachment. However, the circumstances involved and the consequences of these orders are uncertain and hence these orders result in confusion. It is unclear how this discretion is exercised. Furthermore, it is uncertain whether this discretion includes the power to order transfer of the encroached-upon land to the encroacher. There are doctrinal and constitutional implications that may be triggered by these court orders that leave building encroachments in place. The doctrinal issues centre on what happens when an encroachment is not removed and nothing is said about the rights of the respective parties after the order is made. Possible solutions are investigated to provide a doctrinally sound outcome in encroachment disputes. It is clear that the encroacher is allowed to continue occupying the portion of property on which the encroachment is erected. It seems as though a use right is indirectly created when the encroachment remains in place. The constitutional difficulty lies in the fact that the court orders may result in infringements that conflict with section 25 of the Constitution. The focus is specifically to determine whether these orders result in the compulsory loss of property or property rights. With reference to Germany, the Netherlands and Australia, a comparative perspective is provided in order to support the doctrinal and policy arguments. The comparative law provides a source of guidelines for what may work effectively and informs the ultimate suggestion of this project, namely the need for legislation to regulate building encroachments in South Africa. The legislation envisaged would have to prescribe with at least some sort of certainty how and in which circumstances the discretion should be exercised. It should also provide clarity with regard to the right that is created when the encroachment is not removed and how the compensation that is awarded in exchange for removal, should be determined. The unnecessary confusion and uncertainty that result from court orders made in the context of building encroachments may be cleared up by legislation.
AFRIKAANSE OPSOMMING: Suid Afrikaanse howe begin al hoe meer om ‘n nuwe benadering te volg ten opsigte van oorskrydende bouwerke. Dit lyk asof howe meer geneig is om hul diskresie uit te oefen ten gunste daarvan om die oorskryding vir pragmatiese en beleidsredes teen vergoeding in stand te hou, ten spyte van die gemeenregtelike reg om verwydering te eis. Daar word algemeen aanvaar dat howe wel die diskresie het om in die konteks van oorskrydende bouwerke skadevergoeding toe te ken in plaas van verwydering. Die omstandighede betrokke by en die nagevolge van hierdie beslissings is egter onseker en daarom lei dit tot verwarring. Dit is nie altyd duidelik hoe hierdie diskresie uitgeoefen word nie. Daarbenewens is daar ook onsekerheid oor of die diskresie die bevoegdheid insluit om oordrag van die grond waarop die oorsrkryding staan, te gelas. Die beslissings kan ook doktrinêre en grondwetlike implikasies hê. In terme van die doktrinêre probleem is daar vrae oor wat gebeur as die oorskryding nie verwyder word nie en niks word gesê oor die regte van beide partye in die dispuut nie. Oplossings word ondersoek om die beste moontlike doktrinêre verduideliking te probeer vasstel. Die eienaar van die oorskrydende bouwerk mag voortgaan om die grond waarop die oorskryding staan te okkupeer. Dit lyk asof ‘n gebruiksreg indirek geskep word ten gunste van die oorskryder wanneer die oorskryding nie verwyder word nie. ‘n Grondwetlike probleem mag veroorsaak word deur die moontlike oortreding van artikel 25 van die Grondwet. Die beslissings mag lei tot die gedwonge verlies van grond of regte, wat aan die vereistes van artikel 25 moet voldoen. ‘n Vergelykende perspektief met verwysing na Duitsland, Nederland en Australië word verskaf om die doktrinêre en beleidsargumente te ondersteun. Die vergelykende reg bied ‘n bron van riglyne vir wat effektief kan werk en het dus die wetgewing wat in hierdie proefskrif voorgestel word geïnspireer. Die wetgewing wat beoog word sal moet voorskryf hoe en onder watter omstanghede die diskresie uitgeoefen moet word. Dit moet ook sekerheid gee ten opsigte van die reg wat geskep word as die oorskryding nie verwyder word nie en hoe die skadevergoeding bepaal moet word. Die onnodige verwaring en onsekerheid wat veroorsaak word deur hierdie hofbeslissings kan opgeklaar word deur die promulgering van wetgewing om oorskrydende bouwerke te reguleer.
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Everett, V. "Lords, land and livelihood : a study into the estate management of the lesser lay tenants-in-chief in Kent before the Black Death, c.1246-1348." Thesis, University of Kent, 1995. http://ethos.bl.uk/OrderDetails.do?uin=uk.bl.ethos.262369.
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Widemark, Anton, and Adam Edén. "Införande av ett centralt register för pantsättning av bostadsrätter : Konsekvenser för berörda aktörer." Thesis, Högskolan i Gävle, Samhällsbyggnad, 2021. http://urn.kb.se/resolve?urn=urn:nbn:se:hig:diva-36831.
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Frågan om införandet av ett statligt bostadsrättsregister, med ett grundläggande syfte att införa enhetlig registrering av panträtter för bostadsrätter har utretts och diskuterats under lång tid. Det har då konstaterats att dagens hantering är bristfällig. Idag utgörs en stor del av hanteringen av traditionellt pappersarbete där den mänskliga faktorn spelar en betydande roll. Synen på, och marknaden för bostadsrätter har förändrats under de senaste åren där priserna har skjutit i höjden. Belåning med bostadsrätt som säkerhet utgör numera nästan en tredjedel av den totala belåningen för bostäder. I december 2020 tillsattes en utredning för att ge förslag på hur ett bostadsrättsregister för pantsättning kan utformas och drivas. Detta examensarbete tar avstamp i den pågående utredningen och syftar till att, genom intervjuer med bostadsrättsmarknadens aktörer, ta reda på vad de anser om införandet av ett centralt register och hur de kan komma att påverkas av det. De aktörer som deltagit i studien är alla verksamma inom bostadsrättsmarknaden, men representerar olika delar av den. Av studien framgår det att dagens system anses bristfälligt av samtliga aktörer och att någon form av reglering behövs för att säkerställa och tillåta en digital och mer rättssäker hantering. Dock går åsikterna isär gällande hur utformningen bör ske i praktiken. Utformningen kommer att bli avgörande för vilka konsekvenser ett införande av ett register för med sig och hur de olika aktörerna påverkas.The issue of implementing a uniform state register for lien on tenant-owner flats has been investigated and discussed for a long time, based on the common understanding that today's management of these objects is inadequate. A large portion of the management today consist of traditional paperwork, where the human factor plays a significant role. The view of, and the market for, tenant-ownership has changed during the recent years, where the prices and values have skyrocketed. The mortgaging with tenant-ownership as collateral constitutes almost a third of the total mortgaging for housing. An investigation was launched in December 2020 with the purpose of suggesting how a register for lien on tenant-ownership can be designed and operated. This study has its starting point at the ongoing inquiry. Through interviews with the actors on the tenant-ownership market, the study aims to answer what they think of a register and how they might be affected, should it be implemented. The participating actors are all part of the market but represent different parts of it. Results from the study demonstrate a shared view among the actors that the current system is inadequate. Some sort of regulation is necessary to ensure and allow a digital and more legally secure register management. However, the study also identified a difference among the actors’ view on how a register should be designed. The design of the register is crucial with respect to what consequences it will bring, and how the different players will be affected by it.
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Vilhena, Felipe Barra Freitas de. "Aspectos relevantes dos contratos de shopping centers." Pontifícia Universidade Católica de São Paulo, 2016. https://tede2.pucsp.br/handle/handle/19281.
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Felipe Barra Freitas de Vilhena.pdf: 731814 bytes, checksum: 4883f97995754df3d93040c2862b0c22 (MD5)Made available in DSpace on 2016-11-01T17:05:11Z (GMT). No. of bitstreams: 1 Felipe Barra Freitas de Vilhena.pdf: 731814 bytes, checksum: 4883f97995754df3d93040c2862b0c22 (MD5) Previous issue date: 2016-09-14
This essay seeks to analyse the contracts between entrepreneurs and retailers within the shopping mall. It will address the history of this type of enterprise, as well as the characteristics and aspects that make up its complex structure and differentiate it from other types of enterprises, such as galleries and magazines. Given the peculiarities of the shopping mall contracts, there is a controversy over the legal nature of such contracts. The different doctrinal positions that qualify these contracts as typical, in the frame of the lease, atypical or linked agreements, will be a part of these study, as well as the interpretation which, it is believed, best meets the objectives of the contractors. Likewise, the more specific terms of such contracts will be examined separately, investigating the reason for its existence and the interpretation given by Brazilian Courts of Justice. The study will address the existence of different types of goodwill within the mall, and the consequence of this fact in concluding res sperata contracts, before and after the opening of the shopping mall. The work also has the scope to demonstrate the relevance of the tenant mix to the success of shopping malls and, therefore, seek to explore the importance of the role of the entrepreneur in the project planning and maintenance and constant updating of the tenant mix, in order to attract many customers to a shopping mall, always aiming to increase sales. This work will be finalized with the study of instruments, namely the eviction and denial of renewal of contracts, to be used by the entrepreneur to preserve or improve the tenant mix
Esta dissertação busca analisar os contratos celebrados entre empreendedores e lojistas no âmbito dos shopping centers. Será abordado o histórico desse tipo de empreendimento, bem como as características e aspectos que compõem sua complexa estrutura e o diferenciam de outros tipos de empreendimentos, como galerias e magazines. Dadas as peculiaridades existentes nos contratos de shopping center, existe uma grande controvérsia acerca da natureza jurídica de tais contratos. Serão estudados os diferentes posicionamentos doutrinários que qualificam esses contratos como típicos, na moldura do contrato de locação, atípicos ou coligados, abordando ainda a interpretação que, acredita-se, atenda melhor aos objetivos dos contratantes. Também serão analisadas, separadamente, as cláusulas mais particulares de tais contratos, investigando a razão de sua existência e a interpretação dada pelos tribunais pátrios. Será abordada a existência de diferentes fundos de comércio dentro do shopping center, e a consequência de tal fato na celebração de contratos de res sperata antes e depois da inauguração do empreendimento. O trabalho também tem por escopo demonstrar a relevância do tenant mix para o sucesso dos shopping centers e, para tanto, buscará explorar a importância da atuação do empreendedor no planejamento do empreendimento e na manutenção e constante atualização do tenant mix, de forma a atrair um grande número de frequentadores e potenciais clientes ao shopping, visando sempre o aumento de vendas. Este estudo será finalizado com o levantamento de instrumentos, consistentes na ação de despejo e negativa de renovação dos contratos, a serem utilizados pelo empreendedor para a preservação ou aprimoramento do tenant mix
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Klos, Tamara Amy. "The recognition and protection of the interest of landlords within the framework of the rental housing act 50 of 1999." Thesis, Nelson Mandela Metropolitan University, 2010. http://hdl.handle.net/10948/1171.
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This dissertation analyses the South African Rental Housing Act 50 of 1999 ("the RHA") with the aim of determining whether the RHA sufficiently protects the landlords‘ rights and interests as opposed to those of tenants (which it does indeed safeguard). Due to the current saturation of rental property in South Africa, landlords are no longer in an advantageous a position as before. In fact, the RHA was introduced to redress the imbalance caused by discrimination against tenants. However, times have changed. The researcher submits that the RHA needs to be re-examined in light perception of the landlord as a consumer. Having regard to both common and foreign law, the researcher identified the following four fundamental legal and practical rights on the part of the landlord: the right to freely contract; the right to safeguard financial interests; the right to safeguard proprietary interests; and the right to evict a defaulting tenant. The research reveals that the RHA does not give adequate recognition to these fundamental legal rights, and accordingly does not sufficiently protect the landlord as a consumer. In total nineteen recommendations how the RHA can adequately recognize and protect the landlord‘s interests are made.
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Crawford, Joe. "A political sociology of eviction practices in the Scottish social rented housing sector." Thesis, University of Stirling, 2015. http://hdl.handle.net/1893/22336.
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Based on in-depth semi-structured interview data from 35 housing professionals, this study examines the question; why do social landlords evict their tenants. Drawing on the work of Pierre Bourdieu this study argues that by examining the relationship between objective and subjective positions, the false antinomy of structure/agency can be dissolved, providing a more heuristic understanding of eviction practices in the social rented housing sector. This relationship is captured in what Bourdieu (2000) calls ‘objectivity of the second order’, that is, the collective conventions, the shared norms and values, and the categories of perception which agents apply to the world. The argument put forward here is that, in order to understand evictions practices in their ‘totality’, it is necessary to move beyond social physics and social phenomenology by constructing, as the object of study, the relation between the two. Using Boltanski and Thevenot’s (1991) ‘economy of worth’ model, (itself a form of frame analysis), it is possible to capture an important aspect of this ‘objectivity of the second order’, via the frames through which housing professionals derive meaning from their work, providing access to an otherwise elusive aspect of qualitative enquiry. This research contributes new insights and analysis in the field of housing studies by adopting a comprehensively theoretical approach, which has not been applied to understanding evictions practices, thereby adding to existing knowledge. It also provides a detailed political sociology of why, despite the apparent contradictions, social landlords evict their tenants.
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François, Camille. "Déloger le peuple : l’Etat et l'administration des expulsions locatives." Thesis, Paris 8, 2017. http://www.theses.fr/2017PA080083.
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Chaque année, près de 165 000 ménages locataires sont assignés au tribunal par leurspropriétaires dans d'une procédure d'expulsion pour dette locative, soit plus de 1% des ménagesrésidant dans le parc locatif de France métropolitaine. Fondée sur une enquête statistique etethnographique menée dans un département populaire de région parisienne, cette thèse restitue lesinégalités de trajectoire procédurale d'un échantillon de locataires en procédure d'expulsion, en lienavec l'activité des institutions publiques chargées de recouvrir leurs créances et d'administrer cecontentieux : commissions de travail social liées au droit au logement, tribunaux d'instance, bureaudes expulsions de la préfecture et commissariats de police. Elle met tout d'abord en lumière lesconditions et la rationalité économiques spécifiques qui conduisent un nombre important deménages populaires à suspendre le paiement du loyer plutôt que de recourir à d'autres circuitsd'endettement. La thèse analyse ensuite les dispositifs de recouvrement et les usages du droit quemobilisent les propriétaires afin de recouvrir et de sanctionner les créances locatives, et letraitement que réserve l'institution judiciaire à leurs demandes et aux locataires indisciplinés. Elleétudie enfin les logiques régaliennes de l'autorisation administrative et de l'exécution, par lesservices de l’État et les acteurs publics locaux, du concours de la force publique à l'encontre desménages condamnés par le tribunal et se refusant à quitter leur logement. En définitive, la thèseanalyse l'endettement locatif comme une transaction à crédit particulière, dont les dispositifs derecouvrement et de sanction coercitive font apparaître la violence légitime de l’État comme uneinstance nécessaire à la reproduction du marché du logement, de ses normes économiques commedes inégalités de statuts résidentiels qui le structurentEvery year, nearly 165,000 indebted tenants are summoned to French housing courtsbecause of rent arrears. This number represents more than 1% of the renter households in thecountry. Based on an inquiry, both statistical and ethnographic, which we conducted in a destituedistrict in the Parisian suburbs, this dissertation sheds light on the unequal judicial trajectories of asample of indebted tenants facing a court summons, and analyzes the activity of the publicinstitutions in charge of collecting rent debts and carrying out eviction proceedings. The study firsthighlights the specific economic rationality which leads impoverished households to suspend thepayment of their rent rather than sacrifyng other domestic expenditures or taking out other types ofcredit. The dissertation then focuses on how landlords bring the dispute to court, and identifies thefactors of the judge's ruling in evictions cases. Thirdly, the research deals with the work of the localstate “eviction bureau” employees, who deliver legal authorizations to police eviction squads toexecute the court-orderedj physical removal of the defaulting renters who refuse to vacate thepremisses. By studying rent debts collection practices and legal eviction proceedings, thisdissertation shows how the State's legitimate violence, both physical and symbolic, enables thereproduction of the rental housing market
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Lo, Kwok-kuen. "The changing pattern of dependency of a residents' organization : from initiation to consolidation /." [Hong Kong : University of Hong Kong], 1986. http://sunzi.lib.hku.hk/hkuto/record.jsp?B12325867.
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Westerén, Markus, and Oskar Löfgren. "Erfarenheter från flerbostadshus som passivhus : En handflata och sex värmeljus." Thesis, Tekniska Högskolan, Högskolan i Jönköping, JTH, Byggnadsteknik, 2013. http://urn.kb.se/resolve?urn=urn:nbn:se:hj:diva-22607.
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All new households were to be constructed with "near zero energy house standards" (NZE-house) by the year of 2020. The ambition to construct energy-efficient buildings had to increase rapidly in the spring of 2013.The purpose of this report was to increase the interest for building contractors to construct apartment buildings with passive house standards. By locating and evaluating experiences from an existing passive house a case study including interviews, field visits and document analysis was made. Research of literature regarding other passive houses in Sweden also helped to answer the following questions: - What positive and negative experiences have the study of the passive house meant to the involved stakeholders and residents? - What improvements can be made based on identified experiences? - How can an apartment building be designed as a passive house based on possible improvements? By collecting good and bad experiences, as well as improvements and potential design proposals, a diagram was created designed as a tool for developers when constructing apartment buildings with passive house standards. The diagram was organized in the categories; material, immaterial and image. Positive experiences from the case study were for instance that estimated time table, budget and planned energy level were achieved mainly due to a designed prefabricated sandwich element of concrete and the organizational form called partnering. Negative experiences were for example problems with high temperatures in staircase areas due to glassed facades and the lack of ventilation hatches, problems with condense and frost on windows, insufficient knowledge in using technical equipment and relatively high investment costs. Improvements and potential design proposals recommended by the authors were for example vertical lamellas for sunscreen and screening of the night sky, energy watchers in each apartment for higher energy awareness and a minor use of passive house independent qualities, in order to avoid the risk of building contractors not wanting to build passive houses due to high costs. The experiences in the result diagram emphasized what building contractors should focus on in order to succeed with constructing apartment buildings, with similar requirements as the building in the case study, as a passive house.Från år 2020 skulle alla nybyggda hus i Sverige vara av ”nära nollenergihus-standard” (NNE). Våren 2013 behövde därför ambitionsnivån att producera energisnåla nybyggnationer öka markant. Syftet med rapporten var att öka attraktiviteten för byggherrar att konstruera flerbostadshus som passivhus. Genom att lokalisera och utvärdera erfarenheter från ett utfört passivhusprojekt i form av en fallstudie innefattande intervjuer, studiebesök och dokumentanalys, men även studerande av litteratur gällande andra genomförda projekt i Sverige, besvarades följande frågeställningar: - Vilka positiva och negativa erfarenheter har studerat passivhus medfört för inblandade aktörer och boende? - Vilka förbättringsmöjligheter finns med utgångspunkt från identifierade erfarenheter? - Hur kan ett flerbostadshus utformas som passivhus med hänsyn till eventuella förbättringsmöjligheter? Genom att insamla positiva- och negativa erfarenheter, förbättringsmöjligheter samt potentiella utformningsförslag inom kategorierna materiella erfarenheter, immateriella erfarenheter samt image skapades förutsättningar för en sammanfattande resultattabell ämnad som ett verktyg för byggherrar vid framställande av flerbostadshus som passivhus. Positiva erfarenheter från fallstudien var bland annat att uppsatt tidplan, budget och planerad energinivå levdes upp till, där ett framtaget prefabricerat sandwich-element i betong i kombination med organisationsformen partnering sågs som främsta anledningar till detta. Negativa erfarenheter var bland annat problem med övertemperaturer i trapphus på grund av stor andel glasad fasad i samband med avsaknaden av ventilationsluckor, utvändig kondens och frost på lägenhetsfönster, brister i teknikanvändandet samt en relativt hög investeringskostnad. Förbättringsmöjligheter och författarnas utformningsförslag bestod bland annat av inbyggda tvärställda lameller som sol- och natthimmelavskärmning, energibevakare i varje lägenhet för ökad energimedvetenhet samt en mindre omfattning av passivhusoberoende kvaliteter för att minska uppfattningen av passivhuskonceptet som kostnadsmässigt avskräckande. Resultattabellen betonade vad en byggherre särskilt skulle tänka på för att lyckas med nybyggnation av flerbostadshus som passivhus vid likartade villkor som i fallstudien.
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Nishi, Maiko. "Multi-Level Governance of Agricultural Land in Japan: Farmers’ Perspectives and Responses to Farmland Banking." Thesis, 2019. https://doi.org/10.7916/d8-htaa-vv53.
Full textAbstract:
This dissertation examines the emergence and implementation of a new intermediary mechanism of farmland tenancy in Japan with a focus on farmers’ perspectives. Japan’s government introduced the Farmland Bank (FB) program in 2014 in an attempt to avoid further farmland abandonment and revitalize the farming industry. By design, the program gives more power to prefectural authorities to accommodate new actors and resources in tenancy arrangements even without farmland owners’ consent so as to expedite farmland aggregation and generate better economies of scale. This is a major turning point since the postwar agrarian reform where owners have been given a primary decision-making role in private farmland use. The research draws on semi-structured interviews with farmers, government officials and experts, which were conducted intermittently between 2016 and 2018. By taking a multi-level governance approach, the study shows a change in the farmland governance model from the centralized control of individual property to the decentralized, multi-level coordination for collective tenancy arrangements, to which farmers actively contributed along with the interlocking institutional transitions of farming families and villages. With the decline in the life security function of farmland, they have increasingly disengaged from farming and allowed for political and conceptual shifts of farmland from owner-oriented to user-driven and from family property to the commons of the society. The study finds that despite a massive budget injection, the FB program has only marginally facilitated farmland aggregation. Yet, the case study of two communities reveals that the program has been driving a ‘soft’ coercion of farmers’ land-use practices via economic rationality. Moreover, it has disconnected owners from farmland but failed to enshrine tenants’ commitment to long-term farmland management. Complementary attention to subjective, intangible and cultural aspects of farmland would help to avoid possible one-time profit seeking land-use.
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Mohamed, Sayed Iqbal. "Rights and obligations of landlord and tenant : a study in the light of Shari'ah (Islamic law) and the South African rental housing act." Thesis, 2001. http://hdl.handle.net/10413/6795.
Full textAbstract:
Tenants represent a marginalised group in South Africa, with land and housing, and particularly rental accommodation in great demand. Renting is a viable option for certain tenants but in the absence of the provision of rental housing, tenants are trapped in a "feudal" system of tenant-landlord relationship. The importance of this study stems from the fact that there appears to be violations of tenants' rights and that the obligations of both tenant and landlord from a Shari-ah perspective have either been overlooked or ignored completely thus far. This study examines the hardships faced by tenants specifically in privately owned residential accommodation in Durban and other major South African cities. It aims to critically examine Islamic perspective on housing and land tenure and guidelines that govern tenant-landlord relationship in respect of residential rental accommodation. It also looks at the South African development of land and housing policy, legislation, the provision of public and rental housing and tenure and tenant-landlord relationship. It examines the historical development of such a relationship in the west and the development of rent legislation in South Africa and the most recent legislation, the Rental Housing Act 50 of 1999. This study sought responses from recognised, well-established Muslim organisations in South Africa to a questionnaire dealing specifically with residential rental accommodation and general information on a range of tenant-landlord related matters. It is hoped that their response that are analysed and discussed would contribute to a better tenant-landlord "culture". The overall findings of this study into the Islamic and South African perspective on tenant-landlord relationship have implications for policy makers, Islamic scholars, NGOs and a whole range of stakeholders, locally as well as internationally. In the light of this study, suggestions are made to stimulate further research on some of the pertinent issues addressed.Thesis (M.A.)-University of Durban-Westville, 2001.
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Roder, Jessica. "The Kikinaw housing project, Winnipeg Manitoba: green low-income housing, tenant-centred management, and resident well-being." 2008. http://hdl.handle.net/1993/3005.
Full textAbstract:
An individual’s housing situation can have a significant impact on their well-being and overall health. Low-income individuals and those on social assistance often have little choice in housing. Increased housing satisfaction can have an immediate impact on quality of life and can also have influence in the longer-term. This case study examines the satisfaction and well-being of tenants in a Winnipeg, Manitoba low-income housing project. The buildings that are part of the Kikinaw Housing Project were renovated using green building strategies, a tenant-centred management model is being implemented, and there are several social supports available exclusively to tenants. Interviews and focus groups were conducted with tenants, support staff and management. The practicum concludes that tenants are more satisfied with their living conditions at Kikinaw compared to their previous residence. Residents generally feel better about their health, have more social ties, and take pride in their homes. This improvement in tenant’s lives in turn strengthens the community. The practicum concludes with eight recommendations for housing providers, policy makers, and government bodies. These are divided into three categories: delivery of services, funding provisions and policy, and green and community enhancements. Recommendations include: i) more tenant involvement, ii) improving people’s ability to deal with stress, iii) flexible funding and support, iv) consistent funding and cooperation, v) enhancing social interaction and community, vi) green housing for all incomes levels, vii) resident education about the project, viii) healthy housing policy and healthy public policy.February 2008
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Durst, Noah Joseph. "The rise of renters and renting in Texas colonias." 2013. http://hdl.handle.net/2152/22673.
Full textAbstract:
This report documents the growth of renting in Texas colonias, low-income informal settlements along the US-Mexico border. Historically, owner-occupied self-help and self-managed housing has been the norm in these settlements, so scholarly treatment of renting in colonias has been very limited. I begin with a literature review of housing development and housing policy in colonias, before turning, for comparison, to a discussion of renting in the US as well as in informal settlements in the developing world. Chapter 2 draws upon data from the US Census Bureau to describe the nature and extent of the colonia rental market in the six Texas counties with the largest colonia populations: my analysis reveals that renters now make up more than one in five colonia households. I expand on this discussion by examining differences between renter and owner households, paying particular attention to factors that make renters more vulnerable than owners. Chapter 3 employs a variety of regression models to identify the determinants of varying rental rates in colonias. The results suggest that larger, older, and more densely populated colonias have higher rates of renting. In Chapter 4, I utilize a mixed methods approach -- including household surveys, key informant interviews, and intensive case study interviews -- to a) better understand the tenure decisions of colonia renters and to place such decisions within a context of extreme socio-economic vulnerability and b) examine the factors that incentivize a turn toward renting among property owners. I conclude with a discussion of potential policy solutions to ensure that colonia rental accommodation remains affordable, accessible, and of sufficient quality.text
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Ferraz, Rafaela Silva. "O direito legal de preferência no novo regime do arrendamento urbano." Master's thesis, 2019. http://hdl.handle.net/10400.14/28683.
Full textAbstract:
O tema objeto de estudo da presente dissertação é o direito legal de preferência no âmbito do Novo Regime do Arrendamento Urbano. Este direito assume uma posição de extrema importância nos negócios jurídicos para os quais se encontra previsto. As preferências legais são, neste caso em específico, indesejadas, principalmente pelo sujeito obrigado à preferência, pelo facto de consistirem em verdadeiros limites ao princípio da autonomia privada e da livre disposição das coisas.
De todos os direitos de preferência concedidos no regime do arrendamento urbano, o direito de preferência do arrendatário na compra e venda ou dação em cumprimento, previsto na al. a), do n.º 1, do art. 1091º, do CC, pela sua importância é, constantemente, objeto de litígios, os quais nos propomos a analisar.
O regime do arrendamento urbano é um dos ramos do direito em que se regista mais atividade legislativa. Assim, no decurso do presente trabalho, iremos estudar, de forma pormenorizada, os direitos de preferência presentes neste regime e as recentes alterações introduzidas nesta matéria.The subject of study of this dissertation is the right of preference, under the urban lease scheme. This right assumes a position of extreme importance in the legal business for which it is envisaged. Legal preferences are, in this specific case, undesirable, especially by the subject forced to preference, because they consist of real limits to the principle of private autonomy and the free disposition of things. Of all preemptive rights granted in the urban lease, the right of first refusal of the tenant in the purchase and sale or payment in compliance, referred to in a), of paragraph 1, article 1091, CC, by its importance, is constantly object of disputes, which we propose to analyze. The urban lease regime is one of the areas of law on which there is most legislative activity. Thus, in the course of this study, we will study, in detail, the rights of preference in this regime and the recent changes in this area.
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Knobel, Ina Magdalena. "Bebouing (inaedificatio) in die Suid-Afrikaanse Reg – ’n regsvergelykende studie." Thesis, 2016. http://hdl.handle.net/10500/21718.
Full textAbstract:
Hierdie proefskrif handel oor aspekte van inaedificatio (bebouing) in die Suid-Afrikaanse, Engelse
en Nederlandse reg. Die klem val op die maatstawwe wat aangewend word om te bepaal of
aanhegting van ‘n roerende saak aan ‘n onroerende saak plaasgevind het.
Die maatstawwe in die drie stelsels toon ooreenkomste en verskille. Een ooreenkoms is dat die
graad en wyse van aanhegting in die Suid-Afrikaanse reg oorweeg word, terwyl daar in die
Engelse reg slegs na die graad van aanhegting gekyk word. In die Nederlandse reg word ’n
duursame verbinding vereis om te bepaal of bestanddeelvorming plaasgevind het, en word gevra
of verwydering van die saak sonder beskadiging kan plaasvind. In die Suid-Afrikaanse reg word
die doel van die aangehegte saak oorweeg, hoewel Innes HR dit nie in MacDonald Ltd v Radin
NO & The Potchefstroom Dairies & Industries Co Ltd so formuleer nie. Die aard van die roerende
saak word in die Suid-Afrikaanse reg oorweeg, terwyl die aard en ontwerp van die roerende saak
in die Nederlandse reg oorweeg word. In die Engelse reg word die doel waarvoor die aanhegting
gemaak is oorweeg om die bedoeling met die aanhegting te bepaal. Die vraag is of die saak vir
die permanente en substansiële verbetering van die gebou (grond) aangeheg is, of vir ’n tydelike
doel of vir die beter benutting van die chattel. Die Nederlandse reg beklemtoon die bestemming
van die aanhegting. Die opvallendste verskil tussen die Suid-Afrikaanse reg en die ander twee
stelsels is die belang van die subjektiewe bedoeling van een of ander betrokkene.
Die regsposisie van huurders wat sake aanheg verskil van dié van ander aanhegters. In al drie
regstelsels kan huurders voor afloop van die huurtermyn sommige aangehegte sake verwyder,
mits die huurgrond in dieselfde toestand gelaat word as waarin dit was voor die aanhegting. Die
drie stelsels vertoon verskille soos dat onsekerheid bestaan oor wie die eienaar van die
aangehegte sake is voor verwydering. In die Engelse reg heg bedryfsaanhegtings en ornamentele
aanhegtings, nie aan nie. Ingevolge die Nederlandse reg is die verhuurder gedurende die
huurtermyn eienaar van die aanhegtings, aangesien aanhegting plaasvind sodra die roerende
sake aan die huurgrond heg. Die Suid-Afrikaanse reg hieroor is onduidelik.This thesis deals with aspects of inaedificatio (building) in South African, English and Dutch law. The emphasis falls on the criteria that are applied to determine whether attachment of a movable to an immovable thing occurred. The criteria in the three systems show similarities and differences. One similarity is that in South African law the degree and manner of attachment are considered, while in English law only the degree of attachment is considered. To determine whether one thing became a component part of another thing (bestanddeelvorming) a durable connection is required In Dutch law. The question is whether removal can take place without causing damage. The purpose of the attached thing is considered in South African law, although Innes CJ did not formulate this criterion in this manner in MacDonald Ltd v Radin NO & The Potchefstroom Dairies & Industries Co Ltd. The nature of the movable thing is relevant, while the nature and design of the movable thing are considered in Dutch law. In English law the purpose of the attachment is considered to determine the intention with the attachment. The question is whether the thing was attached for the permanent and substantial improvement of the building (land) or for a temporary purpose or for the better use of the chattel. The destination (bestemming) of the attachment is considered in Dutch law. The most significant difference between South African law and the other two systems is the importance of the subjective intention of some person involved in the situation. The legal position of lessees who attach movales differs from that of other persons who make such attachments. In all three legal systems lessees may remove certain attached movables before the expiry of the term of lease as long as the leased land is left in the same condition that it was in before the attachment. The three systems also differs for example it is not certain who the owner of the attached things is before removal of the attachments. In English law trade and ornamental fixtures do not attach. In Dutch law the lessor is the owner of the attachments during the term of lease, because attachment takes place when the movable things are fixed to the leased land. The position in South African law on this is unclear.
Private Law
LL. D.
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Calitz, Karin Beatrix. "'n Kritiese evaluering van die arbeidsregtelike posisie van plaaswerkers in Suid-Afrika." 1998. http://hdl.handle.net/10500/16268.
Full textAbstract:
Summaries in English and AfrikkansThe aim of this thesis is to investigate the labour law position of South African farm workers. For three and a half centuries farm workers constituted the most neglected group in the South African labour force. Consequently, an understanding of their present position can only be obtained by investigating their labour history. As in other parts of the world, farm workers in South Africa held a subordinate position to agricultural employers. Discrimination against black persons added to the inferior socio-economic and political position of South African farm workers. White farmers occupied a strong political position during most of the time under investigation, which enabled them to institute and apply discriminatory legislation and informal methods to overcome labour shortages. The freedom of movement of black people and their access to land were restricted to create a cheap immobile labour force. During the 20th century farmers prevented the inclusion of farm workers in labour legislation by exercising their political influence. Pressure by industrial trade unions and encouragement by the International Labour Organisation (ILO) resulted in the adoption of the Agricultural Labour Act which made labour legislation applicable to farm workers, but precluded them from striking and made allowance for longer working hours than for industrial workers. The new political dispensation facilitated the inclusion of farm workers in general labour legislation without any discriminatory exceptions and land reform legislation now protects farm workers against arbitrary evictions. A bill of rights furthermore guarantees the rights of farm workers which were previously violated. It would superficially seem that farm workers' problems are something of the past. Farm workers, however, remain handicapped in exercising their new rights by historical factors and circumstances peculiar to the agricultural sector. Legal comparison with Ontario and California confirms that legislation alone is insufficient to empower farm workers. It is recommended that the government amend existing legislation to accommodate the special needs of farm workers and that relevant ILO conventions, especially Convention 141 of 1975, be ratified to aid the development of unions for farm workers. This will contribute to the empowerment of and social justice for farm workers.
Die doel van hierdie tesis is om die arbeidsregtelike posisie van Suid-Afrikaanse plaaswerkers te ondersoek. Plaaswerkers was vir drie en 'n half eeue die mees afgeskeepte groep in die Suid-Afrikaanse werksmag. Om die huidige posisie van plaaswerkers te begryp is dus slegs moontlik deur 'n bestudering van die regsgeskiedenis van plaaswerkers. Soos in ander werelddele beklee plaaswerkers in Suid-Afrika 'n minderwaardige posisie teenoor landbouwerkgewers. Diskriminasie teenoor swartpersonehet bygedra tot die sosio-ekonomiese en polities minderwaardige posisie van Suid-Afrikaanse plaaswerkers. Blanke boere het gedurende die grootste deel van die tydperk onder bespreking 'n sterk politiese posisie beklee wat hulle in staat gestel het om diskriminerende wetgewing en informele metodes aan te wend om arbeidstekorte te bowe te kom. Swart persone se bewegingsvryheid en toegang tot grond is beperk om 'n goedkoop immobiele werksmag te vorm. Gedurende die 20ste eeu het boere se sterk politiese posisie hulle in staat gestel om te verhoed dat plaaswerkers by arbeidswetgewing ingesluit word. Druk deur industriele vakbonde en aanmoediging deur die Intemasionale Arbeidsorganisasie (IAO) het gelei tot die Wet op Landbou-arbeid waardeur arbeidswetgewing op plaaswerkers van toepassing gemaak is, maar wat plaaswerkers verbied het om te staak en wat voorsiening gemaak het vir langer werkure as vir industriele werkers. 'n Nuwe politieke bedeling het gelei tot die insluiting van plaaswerkers in algemene arbeidswetgewing sonder enige diskriminerende uitsonderings en grondhervormingswetgewing beskerm plaaswerkers nou teen arbitrere uitsettings. 'n Handves van menseregte waarborg verder die regte van plaaswerkers wat voorheen misken is. Oenskynlik is die probleme van plaaswerkers nou iets van die verlede. Plaaswerkers word egter steeds in die uitoefening van hulle nuwe regte gestrem deur historiese faktore en die eiesoortige omstandighede van die landbousektor. Regsvergelyking met Kalifomie en Ontario het aangetoon
LL.D.
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Krejčířová, Šárka. "Nájem bytu." Doctoral thesis, 2012. http://www.nusl.cz/ntk/nusl-322649.
Full textAbstract:
The dissertation is focused on the analysis of the institute of residential lease. At the beginning a brief historical progress of the legal regulations of the lease of the apartment is described with the reference to social circumstances which influenced it. Subsequently, attention is paid to the lease agreement as the legal reason for using an apartment. The dissertation deals also with the object of the lease agreement, i.e. with the apartment and its definition in the legal regulations, and also with the subjects of the lease agreement, i.e. with the landlord and the tenant. In the next part the dissertation describes rights and obligations of the contracting parties. A special chapter is dedicated to the rent, as one of the essential requirements of the lease agreement. Also the institutes of the subtenancy, passage of the lease of flat and exchange of the apartments are mentioned. Furthermore, the issue of the termination of the lease is elaborated in detail. The whole dissertation contains also important rulings of the courts and presents changes that will come into effect with new civil code.