By Brian Mittman

[English Version]

La Ley de Arrendadores e Inquilinos (VRLTA) protege los apartamentos, casas de alquiler y viviendas subsidiadas por el estado de diferentes maneras, como imponiendo requisitos a propietarios institucionales y residenciales, que se definen como tres o más propiedades sujetas a un contrato de arrendamiento). La VRLTA obliga al arrendador a hacerle mantenimiento a la propiedad, que incluye cumplir los códigos de vivienda y edificación; a mantener las instalaciones y las áreas comunes en condición buena y habitable; a asegurarse del buen funcionamiento de las instalaciones; a prevenir la acumulación de humedad y moho; a proveer recipientes para la basura; y a ofrecer suficiente agua caliente y aire acondicionado (§ 55-248.13).
 
Como inquilino en el Commonwealth de Virginia, es su responsabilidad conocer sus derechos y comprender cómo protegerse contra diferentes acciones del propietario.

Información obligatoria que el dueño debe dar
De acuerdo con la VRLTA, estos son algunos ejemplos de información que el arrendatario debe ofrecer:

• Cambios en la titularidad o administración de la propiedad y una lista completa de los agentes autorizados a actuar a nombre del propietario o compañía de administración (§ 55-248.12).
• Si detecta defectos en la mampostería (§ 55-248.12:2).
• Fecha en la que se aplicará pesticida en la propiedad (§ 55-248.13:3).
• La presencia de moho en la propiedad y qué pasos se están tomando para eliminarlo (§ 55-248.11:2).
• Si el propietario sabe que la propiedad era usada para elaborar metanfetamina y la propiedad no está limpia (§ 55-248.12:3).

Información sobre el depósito de garantía
Las cuestiones relacionadas con la seguridad están legisladas en Virginia bajo el código § 55-248.15:1. La VRLTA indica que un depósito de garantía no puede exceder el equivalente a dos meses de alquiler, y el propietario puede usarlo para cobrar meses y tasas sin pagar antes de devolverlo al inquilino.
 
El depósito de garantía debe ser devuelto al inquilino en no más de 45 días después de la terminación del contrato y de la devolución de la propiedad. Si el propietario se cobró algo del depósito de garantía, debe incluir una lista detallada de las deducciones al momento de devolverlo. Si el propietario no devuelve el depósito de garantía conforme a esta sección, el inquilino puede demandarlo y exigir incluso tasas de honorarios para el abogado, además del depósito de garantía.

Los inquilinos no pueden retener el alquiler 
Los residentes de Virginia no tienen el derecho a retener la renta de su arrendatario, pero las propiedades que no cumplan con los estándares de salud o de seguridad o en caso de incumplimiento de contrato, los inquilinos pueden tomar una serie de acciones específicas y pagar el alquiler en una cuenta de la corte, en lugar de la cuenta del propietario.
 
Cualquier inquilino de Virginia que quiera pagar la renta a la cuenta de la corte debería hablar con un abogado de bienes raíces antes de hacerlo. Un abogado puede asesorarlo en diferentes temas:

• los diferentes tipos de condiciones de la propiedad que habilitan la retención de la renta
• el tipo de notificación que debe proveer al propietario antes de retener la renta
• el plazo de tiempo que debe darle al propietario para arreglar el problema
• la cantidad de veces que puede retener la renta legalmente para resolver un problema en la propiedad
• la renta que puede retener legalmente
• las protecciones que tiene en contra de medidas de represalia del propietario, como desalojo

 
Un inquilino nunca debería retener la renta antes de realizar todo el debido proceso legal. Si no sigue el proceso, el propietario tiene el derecho de desalojar al inquilino.

Reglas de desalojo y terminación de contrato
En Virginia, los arrendatarios pueden solicitar el desalojo o la terminación de un contrato cuando el inquilino no cumple con el contrato. No solo cuando no paga la renta, como explica esta publicación. El proceso estándar para desalojar a un inquilino por un problema no relacionado con la falta de pago es darle al inquilino un aviso de 21 días para arreglar la violación según lo solicite el arrendatario. Si las violaciones no se resuelven en 21 días, la notificación indicará que el contrato se terminará nueve días después (en total, 30 días). Un inquilino con un historial de violaciones a condiciones del contrato podría enfrentar una terminación inmediata del contrato. Igualmente, si las acciones del inquilino se consideran como criminales.
 
También si el arrendatario no cumple materialmente con el acuerdo de alquiler o con una sección de la VRLTA, o si afecta materialmente la salud o seguridad del inquilino, este puede notificarle al arrendatario que el contrato terminará si no resuelve el problema dentro de los 21 días. Va. Código § 55-248.21.
 
Los inquilinos de Virginia tienen muchos derechos con la VRLTA, pero los propietarios también están protegidos por la ley. Los inquilinos que quieran cancelar un contrato antes de tiempo tendrán que negociarlo. Pero los inquilinos pierden sus derechos cuando se quedan en una propiedad y violan las condiciones del contrato o que no tienen intención de resolver los problemas.
 
Biografía del autor:
Brian Mittman es uno de los socios de Markhoff & Mittman, P.C. Tiene mucha experiencia en casos de compensación laboral, seguro social y lesiones personales. Para obtener más información, visite AyudaMeLegal.com.

By: Sharen Sellgren

Buyer’s remorse, or a right of rescission, is a way of voiding a contract.  It’s when you want things to go back to the status before a purchase.  Unfortunately, unless the vendor or retailer specifically offers a return policy or a sale’s contract allows you to terminate the contract, there are only a limited number of laws, like the federal and Virginia law, that provide you with this rescission or canceling right.

I. Federal Law  

Under federal law, The Federal Trade Commission (FTC) has established some safeguards to protect consumers from the consequences of hasty decisions. In particular situations, there is a three-day cooling-off period during which a consumer can cancel a contract.  For instance, consumers have the right to rescind contracts signed in their home when they are solicited by door-to-door salespeople. Additionally, consumers who purchase items at a temporary business location rented by a merchant on a short terms basis-- like at kiosks in a mall or at trade shows in convention centers -- have the same three-day “cooling-off” period (as do home-sale parties, and special sales held at hotels or restaurants).

But, consumers do not have a three day right to cancel under federal law when buying items purchased in a retail establishment, such as a store or auto dealership or when buying things like:

• Good that total less than $25
• Real estate
• Insurance
• Securities
• Farm equipment
• Motor vehicle
• Business or education goods (i.e., not personal or household goods)
• When the purchase is entirely by mail, online, telephone, or involves arts and crafts at a fair-type venue

If you do qualify for the three-day cooling-off period, then you need to give cancellation notice to the seller by mail, or hand delivery within three business days of the sale, with the following information:

• Your name, address, and contact information;
• Identifying information for the goods or services you're wishing to cancel (e.g., order number, account number, etc.); and
• An unequivocal statement that you are canceling the contract.

II.  Virginia Law

If you live in Virginia, there are a several statutes that allow you to cancel a contract or agreement:

• Home solicitation purchases (door-to-door salesmen) under Virginia Code § 59.1-21.3:
  • You can cancel the contract for 3 days after purchase.
  • You must give written notice of cancellation to the seller at the address stated in the agreement or offer to purchase.

 

• Computer Transactions under Virginia Code § 59.1-508.2:
  • You may cancel your purchase of computer software, online databases, software access contracts or e-books, if there is a material breach that has not been cured or waived.
  • You may give notice of cancellation in any way reasonable under the circumstances.

 

• Travel Clubs under Virginia Code § 59.1-448:
  • If you join a travel club, which is a group of business owners in the travel industry that join together and put together wholesale travel packages for an upfront cost, you may cancel the membership within seven days of purchase.
  • You may cancel by delivery, telegram, or mail with proper address and prepaid postage.

 

• Camping Membership Virginia Code § 59.1-326:
  • If you join a camping membership (a private campground open only to members who typically pay a one-time membership fee and annual dues for the right to use the campground), you may cancel the membership within seven days from the date of purchase.
  • You may cancel by: mailing notice of your intent to cancel by certified US Mail to the membership camping operator at the address shown in the membership camping contract.

 

• Health Club Virginia Code § 59.1-297:
  • A health club membership may be cancelled within three days after purchase.
  • If a health club closes or relocates its facilities, a buyer may cancel the contract if the club fails to provide comparable alternate facilities within five driving miles of the location designated in the health club contract.
  • A contract may be cancelled if you are physically unable to use a substantial portion of the services for 30 or more consecutive days.
  • You may cancel your membership by:
    • notifying the health club of cancellation in writing, by certified mail return receipt requested, or personal delivery to the address of the health club as specified in the health club contract.

 

• Pay Day Loan Virginia Code § 6.2-1816:
  • You (the borrower), have the right to cancel a loan at any time before the close of business on the next business day following the date that the loan was issued.
  • You may cancel by returning the cash or other good funds instrument (i.e., a certified check, cashier's check, money order or, if the licensee is equipped to handle such payments, payment by credit card) of the amount advanced, back to the lender.

 

• Motor Vehicle Title Loan Virginia Code § 6.2-2215:
  • You (the borrower), have the right to cancel the loan at any time before the close of business on the next business day following the day the loan agreement is executed.
  • You may cancel by by returning the original loan proceeds check to or paying to the licensee, in the form of cash or other good funds instrument (i.e., a certified check, cashier's check, money order or, if the licensee is equipped to handle and willing to accept such payments, payment by credit card, prepaid card, or debit card), the loan proceeds.

 

• Refund Anticipation Loan Virginia Code § 6.2-2503:
  • You (the borrower), may cancel the loan on or before the close of business on the next day of business.
  • You may cancel by either returning the original check issued for the loan or providing the amount of the loan in cash to the lender or the facilitator.

 

• Credit Services Businesses under Virginia Code § 59.1-335.8:
  • If you bought services to improve your credit, you have three days to cancel the services.
  • To cancel the contract you should mail or deliver a signed and dated copy of the cancellation notice.

 

• Fire Insurance Virginia Code § 38.2-2105:
  • You may cancel your fire insurance at any time after your purchase.
  • You may request a cancellation to the insurance company (there is no specified cancellation method).

 

• Virginia Property under Virginia Code § 55-509.4:
  • You may cancel a contract for property (that is not a cooperative or condominium):
    • within three days after the signing of the contract, if the purchaser is notified on or before the contract was signed, that the association disclosure packet will not be available;
    • within three days after receiving the association disclosure packet (or notice that the disclosure packet will not be available), you may cancel by hand delivery, electronic means, or by mail with a receipt; or
    • within six days after the postmark date if the association disclosure packet  is sent to the purchaser (or notice that the association disclosure packet will not be available), you may cancel by United States mail.
    • The purchaser may also cancel the contract at any time prior to settlement if the purchaser has not been notified that the association disclosure packet will not be available and the association disclosure packet is not delivered to the purchaser.
  • You may cancel the contract by:
    • Hand delivery;
    • United States mail, postage prepaid, provided the sender retains sufficient proof of mailing, which may be either a United States postal certificate of mailing or a certificate of service prepared by the sender confirming such mailing;
    • Electronic means provided the sender retains sufficient proof of the electronic delivery, which may be an electronic receipt of delivery, a confirmation that the notice was sent by facsimile, or a certificate of service prepared by the sender confirming the electronic delivery; or
    • Overnight delivery using a commercial service or the United States Postal Service

• Condominium under Virginia code § 55-79.97:
  • You may cancel the purchase of a condominium unit:
    • within three days after signing the contract if you are notified on or before the contract was signed that the resale certificate will not be available; or
    • within three days after receiving the resale certificate (or notice that the resale certificate will not be available) delivered by hand, electronic means, or mail, and a receipt is obtained; or
    • within six days after the postmark date of the resale certificate (or notice that the resale certificate will not be available) is sent to you by U.S. mail.
    • You may also cancel the contract at any time prior to settlement if you have not been notified that the resale certificate will not be available and the resale certificate is not delivered to you.
    • A resale certificate is a a set of documents you receive within 7 – 10 days after making an offer on a unit in a condominium building. (It includes the Homeowners Association budget, the Covenants, Conditions & Restrictions (CC&Rs) for the building, and a copy of the minutes of the association's last meeting.)
  • Cancellation may be made by:
    • Hand delivery;
    • United States mail, postage prepaid, provided the sender retains sufficient proof of mailing, which may be either a United States postal certificate of mailing or a certificate of service prepared by the sender confirming such mailing;
    • Electronic means provided the sender retains sufficient proof of the electronic delivery, which may be an electronic receipt of delivery, a confirmation that the notice was sent by facsimile, or a certificate of service prepared by the sender confirming the electronic delivery; or
    • Overnight delivery.

• Real Estate Cooperative Virginia Code § 55-483:  
  • You cancel an interest in a real estate cooperative within ten days of the purchase.
  • To cancel you may:
    • hand deliver notice to the offeror, or
    • mail notice by prepaid United States mail, to the offeror or to his agent for service of process.

• Real Estate Time Share under Virginia Code § 55-376:
  • You have seven days to cancel a purchase of a time share.
  • You can cancel the contract by either:
    • hand-delivering the notice to the developer at its principal office or at the project, or
    • mailing the notice by certified United States mail, return receipt requested, to the developer or its agent designated in the contract.  Notice sent by certified mail shall be effective on the date postmarked.

 

• Virginia’s Lemon Law: ​In addition, Virginia has the Virginia Motor Vehicle Warranty Enforcement Act (Virginia’s “Lemon Law”).  A car is classified as a “lemon” if it has been repaired three times or more since its purchase or if it has been repaired once for a serious safety defect.  For more information, please see our blog post here. The Lemon Law requires that the dealer accept the vehicle for a refund or exchange or the purchaser may sue the dealer for the sales price and any other incurred damages (e.g., cost of repairs and attorney fees).

III.  Conclusion
Although federal law has a “three-day rule,” or a “right of rescission” to cancel a contract, the law only applies in limited situations.  Although Virginia laws expand the applicability of when you can cancel a contract, these laws also apply in only few, very specific situations (i.e., property purchases, health club memberships, and certain loans).  In general, there aren’t many instances when you can return a purchase without a sales contract allowing you to make the return, so buyer beware!