TheAnswer Representing

Transcription

1 TheAnswer Representing Yourself in an Eviction Case Asatenant,youhavemanyrightsthatyoumayusetodefendyourselfagainstan eviction.theansweristhecourtdocumentthathelpsyoutellyourstorytothejudge. This Answer form includes basic Defenses and Counterclaims. Defenses are the legal reasons why you should not be evicted. Forexample:Thelandlordisevictingyoufornotpayingtherentandyoupaid the rent. Counterclaims are your claims against your landlord for money or for a court order requiringhimtodosomething.youmayormaynotbeabletofilecounterclaims, dependingonthereasonforwhichyouarebeingevicted.whenyoufillouttheanswer form, it will guide you through whether you can file counterclaims. Forexample:Badconditionssuchaslackofheatorabrokenstovemakeyourhome worthlessthantherentthelandlordischargingandentitleyoutoanorderrequiring the landlord to repair those conditions. Youmayhaveotherclaimsthatarenotlistedonthisform.Thisformdoesnottakethe placeofalawyer.ifyoucan,youshouldtrytogetalawyer. FilloutthisAnswerformassoonaspossible! The court and the landlord(or the landlord s attorney) must receive your Answer on or before the first Monday after the Entry Date listed on your Summons. MailingthisformontheMondayaftertheEntryDateisnotgoodenough.Itmust bereceivedbyboththecourtandyourlandlordonorbeforethatdate.youshould handdeliveritifyouarenotsureitwillbereceivedbythatdate. IftheEntryDateisnotlistedoryouarenot100%clearaboutwhenyourAnswerisdue, callthecourtclerktofindoutexactlywhenyouranswerisdue. Produced by the Mass. Law Reform Institute, with assistance from legal services offices in Massachusetts, and available online at MLRI, revised September 9, All rights reserved. BOOKLET 3 Booklet 3 1

2 HowtoUseThisAnswerForm Try to Get Assistance If you are eligible for free legal assistance, many Legal Services offices in Massachusetts haveclinicsthatcanhelpyoufillouttheattachedanswerform.contactyourlocallegal servicesprogramtofindoutmoreabouttheseclinics.tofindalegalserviceprogramin your area go to: and click on Find Legal Aid. YoualsohavearighttorequestDiscovery.Discoveryisthelegalprocedureyoucan usetogetinformationfromyourlandlordtohelpyouproveyourcase.ifyourequest Discovery, this also postpones your eviction trial for two weeks if the Discovery requestisreceivedbythecourtandyourlandlordbytheanswerdate.ifyouwant to request Discovery, use Booklet 4: Discovery. You can also contact your local legal services program and ask for Booklet 4: Discovery. CompletetheTopoftheAnswerForm a. Writethecountyyoulivein,ifyouknowit. b. WritetheOriginalTrialDate,whichyouwillfindinyourSummonsand Complaint. IfyouaredoingDiscovery,check Rescheduled andputinthedateexactly2 weeks later than the Original Trial Date. If you are not doing Discovery, check Original. If, however, you request a jury trial, the Original or Rescheduled Trial Datemaybecomeyourpre-trialconferencedate(atwhichtimeajurytrialdatewill usually be assigned). Check with the Clerk s office to find out when the pre-trial conference is being scheduled. c. Writeyourlandlord snameasitisonthesummonsandcomplaint. d. WriteyournameasitisontheSummonsandComplaint. e. Copythenameofthecourtfromtheupper-right-handcorneroftheSummons and Complaint form. f. FillintheDocketNumber,ifyouknowit.TheDocketNumberisthenumber thecourthasassignedtoyourcase.youmayaskthecourtforthisnumber,or leave it blank. g. Check off Counterclaims if, after completing the form, you have checked any boxes in the Answer form under claims listed as both Defenses and Counterclaims. Thinkaboutwhetheryouwantajurytohearyourcase.Ifyouwanttorequest ajurytrial,youwillneedtocheckoffthebox WithJuryTrialRequest and onthelastpageoftheformyouwillalsoneedtocheckoff Iclaimmyright toatrialbyjury. 2 Booklet 3

3 FillOuttheRestoftheAnswerForm as Appropriate for Your Case This Answer form lists the most common Defenses and Counterclaims that tenants can use topreventaneviction.whenyoufillouttheanswerformdonotbeafraidtolistallthe defenses and counterclaims supported by the facts in your case. You are allowed to file counterclaims where a tenancy has been terminated for nonpaymentofrentorforareasonthatisnotyourfault.ifyouarebeingevictedfor fault(which is something the landlord claims you did wrong, other than nonpayment of rent),youmaynotbeabletopursuecounterclaimsinthiscase. Also,attheendoftheAnswerformcheckoffWhatYouWanttheCourttoDo. Deliver the Answer Form Sign your full name and print your address and telephone number. Remove the Answer form from this booklet. Make 2 copies one for yourself and one for your landlord(or his/her lawyer). Deliver the original Answer to the court. Askthecourttostampthedateonyourcopysothatyouhaveproof thatyoufilediton time. Deliver a copy of the Answer to your landlord(or his/her lawyer). Keepyourcopytobringtocourt. Booklet 3 3

4 ANSWER FORM Please print or type COMMONWEALTH OF MASSACHUSETTS TRIAL COURT a.,ss: e. County Name of Court f. Docket No. Summary Process b.trialdate OriginalTrialDate: RescheduledTrialDate: (NoDiscoveryrequested) (Discoveryrequested) c. Plaintiff(s) Landlord(s) vs. d. Defendant(s) Tenants(s) SUMMARY PROCESS ANSWER COUNTERCLAIMS WITHJURYTRIALREQUEST Facts 1. Mynameis. 2. Iliveat. Imovedinon. 3. Ipay$ inrentper(month/week). 4. Ireceivearentsubsidy.Thefullcontractrentis$. 5. Ido /donot haveawrittenlease. 6. IdenythatIliveinmyhomeunlawfullyandagainsttherightofthelandlord. 7. IdenythatIowetheamountofrentlistedinthelandlord scomplaint. 8. Inolongerliveinthepremiseslistedinthecomplaint. 9. Iamnotatenantofthelandlordlistedabove. Defense Tenancy Not Properly Terminated and/or Case Not Properly Brought Mass.Gen.Laws,c.186, 11-13, IneverreceivedaNoticetoQuit. 11. Thelandlorddidnotterminatemytenancyproperly. 12. ThelandlordstartedthiscasebeforetheNoticetoQuitexpired. 13. Thelandlordisacorporationorotherbusinessentityandthiscasewasnotbrought by an attorney. 14. TheSummonsandComplaintisdefectiveand/orwasnotproperlyserved/filed. 15. IfIhaveeverowedthelandlordrent,Ipaidorofferedtopayitallwithinthetimeallowed by law. 4 Booklet 3

5 16. Evenifmytenancywasterminated,anewtenancyhasbeencreatedbymylandlord s conduct. 17. TheComplaintandtheNoticetoQuitstateinconsistentreasonsforeviction. 18. Thelandlorddoesnothaveasuperiorrighttopossessionand/ordoesnothavestanding to bring this action. 19. Thelandlord scaseshouldbedismissedbecause Defense Failure to Comply with Rules for Public and Subsidized Housing 20. Iamatenantinpublicorsubsidizedhousingand: a. Thelandlorddidnotterminatemytenancyasrequiredbytheleaseand/orprogram rules. b. IamatenantundertheSection8Programandthelandlorddidnotprovideacopy ofthenoticetoquittothepublichousingagencyinatimelymanner. c. Iamatenantinpublicorsubsidizedhousingandthelandlorddoesnothavegood causetoevictmeasrequiredbytheleaseand/orprogramrules. d. Iamatenantinpublicorsubsidizedhousingandthelandlorddidnotgivememyright toagrievancehearingorconferenceasrequiredbytheleaseand/orprogramrulesori requested a hearing/conference and the process was not completed before I received the complaint. e. IresideinfederalpublichousingorfederallysubsidizedSection8orothercovered federalhousingandihaveadefenseundertheviolenceagainstwomenact(42u.s.c. 1437dand1437fand24CFRPart5,SubpartL). Defense Retaliation Mass.Gen.Lawsc.239, 2A;c.186, 18 Counterclaimwheretenancyisterminatedfornonpaymentofrentorwithoutfault 21. Thelandlordistryingtoevictmeand/orretaliateagainstmebecause: a. Iwithheldrentbecauseofbadconditions,and/ortoldthelandlordaboutbad conditions. b. Ireportedbadconditionsinwritingtothelandlord. c. Ireportedbadconditionsorallyand/orinwritingtoapublicagency. d. Itookpartinatenants meetingororganization. e. Ibroughtacase/claimagainstthelandlord. f. Other: This defense entitles me to possession. Where this is raised as a counterclaim, this entitles me to onetothreetimestherent(calculatedatthefullcontractrentfortenantswithsubsidies)ormy actual damages, whichever is greater. 22. Iamentitledtoapresumptionofretaliationbecausethelandlordtookactionagainstme within6monthsofanyoftheabove(listedin21bthrough21f). Booklet 3 5

6 Defense Discrimination Mass.Gen.Lawsc.239;c.151B; Federal Fair Housing Act; Americans With Disabilities Act; and/or Section 504 of the Rehabilitation Act Counterclaimwheretenancyisterminatedfornonpaymentofrentorwithoutfault 23. Mylandlordhasdiscriminatedagainstmeand/oramemberofmyhouseholdbasedon: Familystatus(havingchildren) Race NationalOrigin Age Religion Disability PublicorRentalAssistance SexualOrientation Gender MaritalStatus Veteran sstatus Other: 24. Iand/oramemberofmyhouseholdhaveamentaland/orphysicaldisabilityandthe landlord has failed to make reasonable accommodation(s) for the disability. 25. Iand/oramemberofmyhouseholdhaveamentaland/orphysicaldisabilityandIam requesting reasonable accommodation(s). Defense Tenant Not Responsible for Alleged Behavior 26. Iamatenantinstatepublichousingandthelandlordisevictingmeforthealleged behaviorofahouseholdmember,guest,orsomeoneoverwhomihadnocontrol.idid notbreachmytenancyagreementorbreachanylawbecauseihadnowaytocontrolorno reason to know about the alleged behavior. Defense Tenant Should Not Lose His/Her Apartment (Avoidance of Forfeiture) 27. Basedonprinciplesofequityandfairness,itisunfairtoevictme. Ifyouarebeingevictedfor fault (thelandlordclaimsyoudid something wrong other than not paying your rent), skip questions#28-67, thengodirectlyto#68andcompletetherestoftheform. If you are not being evicted for fault, complete#28-46, thengodirectlyto#68andcompletetherestoftheanswer. READ THIS BOX If you are being evicted for fault after a foreclosure, skipquestions#28-50,godirectlyto#51andcompleterestoftheform. If you are not being evicted for fault after a foreclosure, complete#28totheendoftheform. 6 Booklet 3

7 Defense and Counterclaim BadConditionsinMyHomeandOtherClaims Mass. Gen. Laws c. 239, 8A; c. 93A; and/or Implied Warranty of Habitability 28. Ihaveadefenseandcounterclaimbecauseofpastorpresentproblemsinoraroundmy homethatthelandlordkneworshouldhaveknownabout,includingbutnotlimitedtothe following: cockroaches,otherinsects,miceorrats defectiveorleakywindows waterentryorleakage defectiveceilings,walls,orfloors leadpaint problemswithheatand/orhotwater defectivelocksorsecurityproblems other: 29. Thelandlordkneworshouldhaveknownaboutthebadconditionsbecause: a. Itoldthelandlordorally. b. Itoldthelandlordinwriting. c. ThelandlordwasnotifiedbyInspectionalServices,BoardofHealth,housingagency, or another entity or person(s). d. AllorsomeoftheconditionsexistedwhenImovedin. e. Allorsomeoftheconditionsexistedwhenthelandlordpurchasedtheproperty. f. Other: Iamentitledtodamagesforthereducedvalueofmyhome,calculatedasthedifferencebetween: (a)thefullmarketrentalvalueofmyapartmentingoodcondition,and(b)thereducedvalueofmy apartment in its bad condition.(if the rent is subsidized, the damages are calculated based on the full rental valueandnotjustthetenant sshare.)iamalsoentitledtodamagesforanyotherlosses,injuries,or expenses resulting from bad conditions. Defense& Counterclaim Violation of the Security Deposit Law Mass.Gen.Lawsc.239, 8A;c.186, 15B;and/orc.93A 30. Ipaidasecuritydepositof$ tomycurrent/former(circlewhichone)landlord. 31. Thelandlordviolatedthesecuritydepositlawby: a. Notputtingitinaseparatebankaccount,entitlingmetothreetimesthedepositand interestattherateof5%. b. Notpayingordeductingfrommyrentyearlyinterest,entitlingmetothreetimesthe interest owed on the deposit. c. Notgivingmetherequiredreceiptsandstatementsofconditions,entitlingmeto$25 for each of these violations. d. Nottakingresponsibilityforthesecuritydeposit,whichIpaidtothepriorlandlord, entitling me to three times the deposit and accrued interest. Booklet 3 7

8 Defense& Counterclaim Last Month s Rent Mass.Gen.Lawsc.239, 8A;c.186, 15B;and/orc.93A 32. Ipaidlastmonth srentof$ tomycurrent/former(circlewhichone)landlordand mylandlordhasnotpaidmeyearlyinterestorgivenmerentcreditforthisinterest, entitling me to three times the amount of interest owed. Defense& Counterclaim Interference with Utilities and Use of Home (or Breach of Quiet Enjoyment) Mass.Gen.Lawsc.239, 8A;c.186, 14;and/orc.93A 33. Thelandlorddidthefollowing: a. Didnotprovideadequateheat. b. Didnotprovideadequatehotwater. c. Didnotpayforutilitiesthatwerethelandlord sresponsibility. d. Shutoffmyutilities. e. Lockedmeoutofmyapartment. f.. Putmypossessionsoutwithoutacourtorder. g. Allowedbadconditionstoexistinmyapartment. h. Enteredmyapartmentwithoutmypermissionand/ornotice. i. Interferedwithmyrighttoenjoymyhomeby: 34. Ihavebeenbilledforheatand/orhotwaterandthelandlordandIdidnothaveawritten agreement requiring that I would pay for these utilities. This defense and counterclaim entitlesmetodamagesunderg.l.c.186, 14,andc.93A. 35. Ihavebeenbilledforelectricityand/orgasandthelandlordandIdidnothaveawritten agreement requiring that I would pay for these utilities. This defense and counterclaim entitlesmetodamagesunderg.l.c.186, 14,and/orc.93A. 36. Ihavebeenbilledforgas,oiland/orelectricitythatgotootherpeople sapartmentsor common areas(such as hallways, stairways, basements, or porches). This defense and counterclaim entitles me to damages under G.L. c. 186, 14, and/or c. 93A. This defense and counterclaim entitles me to three times the rent(calculated at the full contract rent for tenants with subsidies) or my actual damages, whichever is greater. Defense& Counterclaim Rent Liability in Public and Subsidized Housing 37. Thehousingauthorityisresponsibleforrent. 38. Thehousingauthoritystoppedpaymentstothelandlordbecauserepairswerenotmade. 39. Thehousingauthority/ownerfailedtoproperlycalculaterentortoadjusttherent,and therefore I am entitled to a recalculation of rent. 40. Thelandlordchargedmerentinexcessoftheamountapprovedbythehousingagency. 8 Booklet 3

9 Defense& Counterclaim Violation of the Consumer Protection Law Mass.Gen.Lawsc.239, 8A,and/orc.93A 41. ThelandlordissubjecttoG.L.c.93A,andeachoftheactsstatedinthis Answer/Counterclaims was unfair and/or deceptive. This pleading is a demand for a reasonable settlement offer. 42. Thelandlordactedinthefollowingadditionalunfairordeceptiveways: a. Thelandlordchargedmelatefeesbeforemyrentwasthirtydayslate. b. ThelandlordchargedarentamountthatIneveragreedtopay. c. Thelandlordchargedmeconstableorcourtfeesunlawfully. d. Thereareunlawfultermsinmylease. e. Other: Therefore, under G.L. c. 93A, I am entitled to statutory damages for each violation, or actual damages(doubled or trebled because the landlord s conduct was willful and knowing), whichever is greater. Other Defenses& Counterclaims 43. MyrentispaidbytheDepartmentofTransitionalAssistancethroughvendorpayments; therefore, I had no control over nonpayment of the rent. 44. Ihaveexercisedmyrightsundertherepairanddeductstatute(G.L.c.111, 127L). 45. ThelandlordrequiredmetopayforwaterinviolationofG.L.c.186, Ihaveotherdefensesorcounterclaimsasfollows: Evictions after Foreclosure Defenses& Counterclaims No just cause to evict tenants from properties when plaintiff is a bank or other foreclosing owner Mass.Gen.Lawsc.186A, 2;c.186, 14;andc.93A 47. IamabonafidetenantentitledtotheprotectionsofG.L.c.186A. 48. Becausetheplaintiffdoesnothavejustcausetoevictmeandthereisnobindingpurchase andsaleagreementonthepropertyasrequiredbyg.l.c.186a, 2,thiscaseshouldbe dismissed. 49. Theplaintiff sserviceofanoticetoquitorotheractionstoforcemetovacatethe premises without just cause or without a contract for sale on the property violate G.L.c.186A, 2;c.186, 14;andc.93A. 50. ThisdefenseandcounterclaimentitlesmetopossessionanddamagesunderG.L.c.186, 14, and/or c. 93A. Booklet 3 9

10 Defense& Counterclaim FailuretocomplywithnoticeprovisionsofMass.Gen.Lawc.186A when plaintiff is a bank or other foreclosing owner Mass.Gen.Lawsc.186A, 3and 4;c.186, 14;andc.93A 51. IamabonafidetenantentitledtotheprotectionsofG.L.c.186A. 52. Within30daysofforeclosure,theplaintiffdidnotpost,deliverorslideundermydoora notice giving the plaintiff s contact information and information about who to call for repairsinviolationofg.l.c.186a, 3and TheplaintiffservedmewithaNoticetoQuitlessthan30daysafteritpostedanddelivered the required contact information in violation of G.L. c. 186A, 3 and Theplaintiffdidnotprovidemewithawrittennoticeaboutmyrighttoacourthearingin violationofg.l.c.186a, 3and TheplaintiffdidnotgivemewrittennoticeclaimingthatIhadsubstantiallyviolatedmy leaseortenancyinviolationofg.l.c.186a, Theplaintiffdidnotgiveme30daystocuretheclaimthatIsubstantiallyviolatedmylease ortenancyinviolationofg.l.c.186a, Theplaintiffdidnotinformmeoftheamountofmonthlyrentitclaimsandtowhomthe rentshouldbepaidinviolationofg.l.c.186a, 3and BecausetheplaintiffdidnotcomplywiththenoticerequirementsofG.L.c.186A, 3and 4, this case should be dismissed. 59. ThisdefenseandcounterclaimentitlesmetopossessionanddamagesunderG.L.c.186, 14,and/orG.L.c.93A. Defense& Counterclaim Failure to comply with the federal Protecting Tenants at Foreclosure Act of 2009 The federal Protecting Tenants at Foreclosure Act of 2009, Pub. L , Div A, TitleVII, ,May20,2009,123Stat.1660( PTFA );Mass.Gen.Lawsc andc.93A 60. Iamabonafidetenantentitledtotheprotectionsof 702ofPTFA. 61. PTFArequiresthattheplaintiffgivemeeithera90-daynoticetovacateoruntiltheendof the remaining term of my lease to vacate, whichever is longer. 62. Theplaintiffservedmewitha -daynoticetoquiton. 63. Ihavealeasethatendson. 64. BecausetheNoticetoQuitviolatesthePTFA,thiscaseshouldbedismissed. 65. Theplaintiff sactsinviolationoftheptfaalsoviolatemyrighttoquietenjoymentunder G.L.c.186, 14andareunfairanddeceptiveunderG.L.c.93A. 66. ThisdefenseandcounterclaimentitlesmetopossessionanddamagesunderG.L.c.186, 14,and/orG.L.c.93A. Defense For post-foreclosure tenants and owners: Plaintiff has no standing/no superior right to possession 67. Theplaintiff scaseshouldbedismissedbecauseitdoesnothavepropertitletothe property and therefore does not have standing to bring this action and/or cannot prove a superior right to possession of the premises. Wayne Inv. Corp. v. Abbott, 350 Mass. 775 (1966)(titledefectscanberaisedasdefenseinsummaryprocess);G.L.c.239, 1 (summary process available to plaintiff only if foreclosure carried out according to law). 10 Booklet 3

11 WHATIWANTTHECOURTTODO 68. Onallclaimsanddefenses,awardmepossessionofmyapartment. 69. Onallclaimsanddefenses,awardmemoneydamages,costs,attorney sfees(where applicable), and such other relief as is just and proper. 70. Other: TheCourtShouldAllowMetoStayinMyHome Mass.Gen.Lawsc.239, 8A(5thpara.) 71. Themoneyowedtomeonthecounterclaimslistedaboveisgreaterthantheamountof rentowed,therebyentitlingmetokeeppossessionofmyhome.thisappliestoboth nonpayment and no-fault evictions. 72. IrequestthatthecourttellmehowmuchIoweforpurposesofcure.Ifthecourtfinds thatiowethelandlordmorerentthanhe/sheowesmeformycounterclaims,iclaimmy righttokeeppossessionofmyhomebypayingthecourtclerkthisamountwithinone weekofreceivingnoticeoftheamountduefromthecourt. The Court Should Order the Landlord to Make Repairs Mass.Gen.Lawsc.239, 8A(4thpara.),and/orc.111, 127I 73. Irequestthecourttoorderthelandlordtocorrectthedefectiveconditionsinmyhome. The Court Should Order the Landlord to Make Reasonable Accommodations Federal Fair Housing Act; Americans With Disabilities Act; Section 504 and/ormass.gen.lawsc.151b 74. Iand/oramemberofmyhouseholdhaveamentaland/orphysicaldisabilityandIrequest the court to order the landlord to make reasonable accommodation(s) for the disability, including, but not limited to, stopping or postponing the eviction and/or allowing me to remaininmyhome. TheCourtShouldFindThatIWasNotAtFault 75. ThecourtshouldfindthatthelandlordhasnotprovedthatIwasatfault.Thisisafault eviction case in which the landlord claimed I did something wrong, other than nonpayment of rent. The landlord did not prove that I did anything serious enough to justify eviction; therefore, the court should award me possession of my home. Booklet 3 11

12 TheCourtShouldAllowMeMoreTimetoMove Mass.Gen.Lawsc.239, Ifthecourtawardspossessiontothelandlord,Ineedtimetomove.(Thecourtmayaward uptooneyearforahouseholdwithanelderlyordisabledperson,oruptosixmonthsfor any other tenant.) a. Iamand/oramemberofmyhouseholdiselderly(over60)ordisabled. b. Thecourtshouldalsoconsidermysituationasfollows: RequestforaJuryTrial PartI,ArticleXVoftheMass.Constitution;USPR8; andmass.gen.lawsc.218, 19B Iclaimmyrighttoatrialbyjury.(Jurytrialsareavailableinallcourts.) IherebycertifythatIdeliveredormailed(circlewhichone)acopyofthisAnswertothelandlord orhis/herlawyeron (date). NotetoTenants:ThisAnswermustbefiledincourtANDacopyreceivedbyyourlandlord, orbyhis/herlawyerifrepresented,onorbeforethefirstmondayaftertheentrydate listed on the Summons and Complaint. Signature of Tenant(s) Signature of Tenant(s) Tenant(s) Name(s)(print) Tenant(s) Name(s)(print) NotetoTenants:EachTenantnamedasaDefendantintheComplaintMUSTsignthis AnswerorfileaseparateAnswerinordertoprotecthis/herownrights. Address Apt. No. City State Zip Telephone Number Date 12 Booklet 3