Instructions For the Eviction Process in Alaska Form

Instructions Alaska Eviction Process.pdf Use the above form to help a landlord evict a tenant in the State of Alaska.Download

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Termination*of*tenancy**!You!may!have!heard!that!tenants!cannot!be!evicted!in!the!winter!in!Alaska!or!that!tenants!with!small!!!children!cannot!be!evicted.!Unless!you!are!a!mobile!home!park!tenant,!neither!is!true.!(See!Termination!!!of!mobile!home!tenancies,!pg.!25.)!!!The!term!“eviction”!is!often!used!to!refer!to!the!landlord’s!action!in!ending!a!tenancy!and!requiring!that!the!!!tenant!move.!But!only!a!court!can!order!the!eviction!of!a!tenant!if!he!or!she!refuses!to!move.!(See:!!!F.E.D.!Cases.”)!The!Landlord!and!Tenant!Act!generally!speaks!of!the!landlord’s!action!as!“terminating!the!!!tenancy.”!!!There!are!several!different!sets!of!circumstances!under!which!a!landlord!may!terminate!a!tenancy.!Some!!!problems!can!be!cured!by!the!tenant,!stopping!the!eviction.!Others!cannot.!In!each!case,!a!written!notice!!!is!required.!!!Termination*for*late*rent**!A!sevenPday!written!notice!is!required!to!terminate!a!tenancy!when!a!tenant!is!behind!in!rent.!The!notice!!!must!state!the!correct!amount!of!rent!to!be!paid!by!the!tenant.!If!the!rent!is!paid!before!the!seven!!!complete!days!are!up,!then!the!tenant!may!stay.!!!(If!the!tenant!tries!to!pay!after!the!seven!days!are!up,!the!landlord!may!refuse!to!accept!the!rent!and!!!continue!with!the!eviction.)78The!notice!must!tell!tenants!that!they!have!the!choice!of!paying!or!moving.79!!

If!a!landlord!accepts!a!partial!rent!payment!after!giving!a!sevenPday!notice!for!nonpayment,!the!landlord!!!must!either!make!a!new!written!agreement!with!the!tenant!to!extend!the!eviction!for!a!specific!period!of!!!time!or!begin!the!eviction!process!all!over!again.80!!Termination!for!deliberate!infliction!of!substantial!damage!to!the!!!premises!!!A!minimum!24Phour!written!notice!must!be!given!to!terminate!a!tenancy!when!the!tenant!or!the!tenant’s!!!guests!have!intentionally!caused!more!than!$400!damage!to!the!landlord’s!property.81!!Even!if!the!tenant!agrees!to!repair!the!damage!(and!the!tenant!will!be!liable!for!the!damage!in!any!event),!!!the!landlord!may!still!go!through!with!the!eviction.!!!Termination!for!illegal!activity!on!the!premises!!!If!the!tenant!or!a!guest!of!the!tenant!is!engaged!in!an!illegal!activity!on!the!premises!(such!as!prostitution,!!!gambling,!or!illegal!drug!or!alcohol!production!or!sale),!the!tenant!may!be!evicted!upon!service!of!a!fiveday!notice.82The!law!refers!to!these!types!of!illegal!activities!as!“nuisances.”!!!In!addition,!if!a!court!ever!finds!in!another!legal!proceeding!(in!a!criminal!case,!for!example)!that!a!!!nuisance!is!being!conducted!on!particular!leased!premises!(and!provided!that!the!tenant!received!proper!!!notice!of!the!court!proceedings),!the!court!will!issue!an!order!of!abatement!that!will!terminate!the!tenancy!!!immediately.83!!78!AS!34.03.220(b).!!!79!AS!09.45.105.!!

!80!AS!34.03.240.!!!81!AS!34.03.220(a)(1).!!!82!AS!09.45.090(a)(2)(G).!!83!AS!09.50.210;!AS!34.03.220(d).!!!PUBP30!(12/08)!23!!Termination*for*failure*to*pay*utility*bills**!If!a!utility!company!discontinues!service!to!the!premises!due!to!the!tenant’s!failure!to!pay!the!utility!bill,!!!the!landlord!may!issue!a!fivePday!notice!to!terminate!the!tenancy.!If!the!tenant!reinstates!the!service!!!within!three!days!after!service!of!the!notice!and!repays!the!landlord!for!any!payments!made!to!the!utility!!!company,!and!provided!the!premises!were!not!somehow!damaged!due!to!the!lapse!in!service,!the!!!eviction!process!ends!and!the!tenant!can!stay.!However,!in!the!absence!of!due!care!by!the!tenant,!if!the!!!same!utility!service!is!disconnected!again!within!six!months,!the!landlord!can!terminate!the!tenancy!with!a!!!threePday!notice,!and!the!tenant!has!no!right!to!fix!to!problem.84!!Termination*for*breach*of*duties**!A!tenPday!written!notice!is!required!when!the!landlord!wishes!to!terminate!a!tenancy!because!the!tenant!!!has!breached!an!important!part!of!the!rental!agreement!or!the!tenants!responsibilities!under!the!Landlord!!!and!Tenant!Act!(such!as!disturbing!other!tenants!with!too!much!noise!or!failing!to!maintain!the!rental!unit,!!!so!that!the!health!and!safety!of!others!are!endangered).!!!

If!the!problem!is!corrected!before!expiration!of!the!notice!period,!the!tenant!may!stay.85!However,!if!the!!!tenant!violates!the!rental!agreement!in!substantially!the!same!way!more!than!once!in!a!sixPmonth!period,!!!the!landlord!can!evict!the!tenant!with!a!fivePday!notice,!and!the!tenant!has!no!right!to!fix!the!problem.!!!Some!types!of!problems!may!not!be!remediable,!such!as!a!pattern!of!behavior!by!the!tenant!that!has!a!!!significant!impact!or!left!the!other!tenants!frightened!for!their!safety.!In!such!situations,!the!tenant!is!!!obligated!to!leave!by!the!end!of!the!tenPday!period.86!!Ten!days!notice!is!also!required!when!the!landlord!is!terminating!a!tenancy!because!the!tenant!has!!!refused!the!landlord’s!reasonable!requests!to!enter!the!dwelling.87!!Landlord’s!termination!of!rental!agreement!by!choice!!!A!30Pday!written!notice!is!required!when!the!landlord!wishes!to!terminate!a!monthPtoPmonth!tenancy!for!!!general!reasons.88!This!notice!must!be!delivered!30!days!before!the!rental!due!date!specified!in!the!!!notice!as!the!termination!date.!!!For!example,!if!a!tenant’s!rent!is!due!on!the!15th!of!the!month!and!the!landlord!wishes!that!the!tenant!!!move!by!October!15,!the!tenant!must!be!given!the!notice!on!or!before!September!15.!!!To!terminate!a!weekPtoPweek!tenancy,!the!landlord!must!give!written!notice!at!least!14!days!before!the!!!termination!date!given!in!the!notice.89!!A!termination!notice!may!not!be!used!to!end!a!lease!prior!to!the!end!of!the!lease!term!without!cause.!!!!

!Termination*of*mobile*home*tenancies**!A!onePyear!written!notice!is!required!when!a!mobile!home!park!operator!wishes!to!require!tenants!to!!!move!their!mobile!homes!because!the!operator!is!converting!the!land!to!a!“commonPinterest!community”!!!(condominiums,!for!example).!A!mobile!home!park!tenant!may!be!required!to!vacate!earlier!than!the!one!!!year!period!if!the!tenant!is!evicted!for!one!of!the!first!three!reasons!listed!below.90!!84!AS!34.03.220(e).!!!85!AS!34.03.220(a)(2).!!!86!Osness!v.!Dimond!Estates,!Inc.,!615!P.2d!605,!609P10!(Alaska!1980);!Taylor!v.!Gill!Street!Investments,!!!743!P.2d!345,!348!(Alaska!1987).!!!87!AS!34.03.300(a).!!!88!AS!34.03.290(b).!!!89!AS!34.03.290(a).!!!90!AS!34.08.620!(a).!!!PUBP30!(12/08)!24While!most!renters!can!have!their!tenancies!terminated!for!a!variety!of!reasons,!the!law!says!that!mobile!!!home!park!tenants!can!be!evicted!from!the!park!only!for!these!reasons:91!!•!the!tenants!are!behind!in!space!rent!and!don’t!pay!even!after!receiving!a!7!day!written!notice!from!the!!!landlord;!!!•!the!tenants!have!been!convicted!of!violating!a!law!or!ordinance,!the!violation!is!continuing,!and!the!!!violation!endangers!the!health,!safety!or!welfare!of!others!in!the!park;!!!

•!the!tenant!has!violated!a!reasonable!provision!of!the!rental!agreement!or!lease!and!doesn’t!stop!the!!!violation!even!after!receiving!a!written!notice!from!the!landlord;!or!!!•!there!is!to!be!a!change!in!the!use!of!the!land!on!which!the!park!is!located.!(This!reason!requires!a!!!notice!of!at!least!270!days!for!change!other!than!conversion!to!a!commonPinterest!community,!and!a!!!tenant!may!not!be!required!to!move!between!October!15th!and!May!1st.92)!!!Except!for!termination!of!tenancy!due!to!change!in!the!use!of!the!land!on!which!the!park!is!located,!the!!!same!notice!periods!are!required!for!mobile!home!park!tenants!as!for!other!types!of!tenants.93!!Termination*for*absence*or*abandonment**!According!to!the!law,!rental!agreements!must!require!that!tenants!notify!their!landlord!every!time!they!!!plan!to!be!gone!for!more!than!seven!days.!If!the!tenant!plans!to!be!gone!only!two!or!three!days,!then!!!finds!he!will!actually!be!gone!for!more!than!a!week,!the!tenant!must!notify!the!landlord!as!soon!as!!!possible.94!This!is!to!help!protect!the!property!from!damage!such!as!that!caused!by!freezing!pipes.!!!Tenants!who!willfully!fail!to!give!notice!of!being!gone!can!be!sued!by!their!landlord!for!1P1/2!times!the!!!actual!damages!caused!by!any!calamity!occurring!during!their!absence.95!!When!tenants!are!gone,!the!landlord!may!enter!the!dwelling!only!if!there!is!an!emergency!or!with!the!!!tenants!consent!and!proper!notice.!However,!if!tenants!are!gone!more!than!a!week!without!notifying!the!!!landlord,!the!landlord!may,!at!times!reasonably!necessary,!go!into!the!unit!for!reasonable!repairs,!!

!inspections,!or!to!show!the!dwelling.96!