H*3733 Session 111 (1995-1996)
H*3733(Rat #0167, Act #0112 of 1995) General Bill, By L.L. Elliott, Bailey,
G. Brown, T. Brown, B.D. Cain, C.D. Chamblee, Davenport, Govan, J. Hines,
Inabinett, M.F. Jaskwhich, Jennings, M.H. Kinon, Littlejohn, Lloyd, Meacham,
Neilson, Phillips, Rhoad, E.C. Stoddard and D.A. Wright
A Bill to amend Section 27-40-210, Code of Laws of South Carolina, 1976,
relating to definitions under the Residential Landlord and Tenant Act, so as
to add certain language to the definition of "fair-market rental value", and
add a definition for "security deposit"; to amend Section 27-40-240, relating
to notice provisions under the Residential Landlord and Tenant Act, so as to,
among other things, clarify certain references, and delete the reference to a
repealed Code Section; to amend Section 27-40-530, relating to tenant
obligations and access, so as to provide that a tenant shall not change locks
on the dwelling unit without the permission of the landlord; to amend Section
27-40-650, relating to tenant remedies and fire or casualty damage, so as to
provide that unless fire or casualty was due to the tenant's negligence or
otherwise caused by the tenant, if the rental agreement is terminated, the
landlord shall return security recoverable under Section 27-40-410 and all
prepaid rent, and provide that a landlord may withhold the tenant's security
deposit or prepaid rent if the fire or casualty was due to the tenant's
negligence or otherwise caused by the tenant, but that if the landlord
withholds a security deposit or prepaid rent, he must comply with the notice
requirement in Section 27-40-410(A); to amend Section 27-40-720, relating to
landlord remedies and noncompliance affecting health and safety, so as to
provide, among other things, that the tenant shall reimburse the landlord for
certain costs; to amend Section 27-40-730, relating to landlord remedies for
absence, nonuse, and abandonment of a dwelling unit, so as to provide that if
the tenant has voluntarily terminated the utilities and there is an
unexplained absence of a tenant after default in payment of rent, abandonment
is considered immediate and the fifteen-day rule does not apply; and to amend
Section 27-40-790, relating to the Residential Landlord and Tenant Act and the
payment of rent into court, so as to delete the word "judgment" and replace it
with the word "decision".-amended title
03/02/95 House Introduced and read first time HJ-9
03/02/95 House Referred to Committee on Labor, Commerce and
Industry HJ-10
04/05/95 House Committee report: Favorable with amendment Labor,
Commerce and Industry HJ-2
04/11/95 House Objection by Rep. Cotty HJ-21
04/11/95 House Amended HJ-21
04/11/95 House Read second time HJ-21
04/12/95 House Read third time and sent to Senate HJ-60
04/18/95 Senate Introduced and read first time SJ-23
04/18/95 Senate Referred to Committee on Judiciary SJ-23
05/24/95 Senate Committee report: Favorable with amendment
Judiciary SJ-25
05/29/95 Senate Amended SJ-26
05/29/95 Senate Read second time SJ-26
05/30/95 Senate Read third time and returned to House with
amendments SJ-56
05/31/95 House Concurred in Senate amendment and enrolled HJ-6
06/06/95 Ratified R 167
06/12/95 Signed By Governor
06/12/95 Effective date 06/12/95
08/11/95 Copies available
08/11/95 Act No. 112
(A112, R167, H3733)
AN ACT TO AMEND SECTION 27-40-210, CODE OF LAWS OF
SOUTH CAROLINA, 1976, RELATING TO DEFINITIONS UNDER
THE RESIDENTIAL LANDLORD AND TENANT ACT, SO AS TO
ADD CERTAIN LANGUAGE TO THE DEFINITION OF
"FAIR-MARKET RENTAL VALUE", AND ADD A
DEFINITION FOR "SECURITY DEPOSIT"; TO AMEND
SECTION 27-40-240, RELATING TO NOTICE PROVISIONS UNDER
THE RESIDENTIAL LANDLORD AND TENANT ACT, SO AS TO,
AMONG OTHER THINGS, CLARIFY CERTAIN REFERENCES, AND
DELETE THE REFERENCE TO A REPEALED CODE SECTION; TO
AMEND SECTION 27-40-530, RELATING TO TENANT
OBLIGATIONS AND ACCESS, SO AS TO PROVIDE THAT A
TENANT SHALL NOT CHANGE LOCKS ON THE DWELLING
UNIT WITHOUT THE PERMISSION OF THE LANDLORD; TO
AMEND SECTION 27-40-650, RELATING TO TENANT REMEDIES
AND FIRE OR CASUALTY DAMAGE, SO AS TO PROVIDE THAT
UNLESS FIRE OR CASUALTY WAS DUE TO THE TENANT'S
NEGLIGENCE OR OTHERWISE CAUSED BY THE TENANT, IF
THE RENTAL AGREEMENT IS TERMINATED, THE LANDLORD
SHALL RETURN SECURITY RECOVERABLE UNDER SECTION
27-40-410 AND ALL PREPAID RENT, AND PROVIDE THAT A
LANDLORD MAY WITHHOLD THE TENANT'S SECURITY
DEPOSIT OR PREPAID RENT IF THE FIRE OR CASUALTY WAS
DUE TO THE TENANT'S NEGLIGENCE OR OTHERWISE CAUSED
BY THE TENANT, BUT THAT IF THE LANDLORD WITHHOLDS A
SECURITY DEPOSIT OR PREPAID RENT, HE MUST COMPLY
WITH THE NOTICE REQUIREMENT IN SECTION 27-40-410(A); TO
AMEND SECTION 27-40-720, RELATING TO LANDLORD
REMEDIES AND NONCOMPLIANCE AFFECTING HEALTH AND
SAFETY, SO AS TO PROVIDE, AMONG OTHER THINGS, THAT
THE TENANT SHALL REIMBURSE THE LANDLORD FOR
CERTAIN COSTS; TO AMEND SECTION 27-40-730, RELATING TO
LANDLORD REMEDIES FOR ABSENCE, NONUSE, AND
ABANDONMENT OF A DWELLING UNIT, SO AS TO PROVIDE
THAT IF THE TENANT HAS VOLUNTARILY TERMINATED THE
UTILITIES AND THERE IS AN UNEXPLAINED ABSENCE OF A
TENANT AFTER DEFAULT IN PAYMENT OF RENT,
ABANDONMENT IS CONSIDERED IMMEDIATE AND THE
FIFTEEN-DAY RULE DOES NOT APPLY; AND TO AMEND
SECTION 27-40-790, RELATING TO THE RESIDENTIAL
LANDLORD AND TENANT ACT AND THE PAYMENT OF RENT
INTO COURT, SO AS TO DELETE THE WORD
"JUDGMENT" AND REPLACE IT WITH THE WORD
"DECISION".
Be it enacted by the General Assembly of the State of South
Carolina:
Definition changed
SECTION 1. Section 27-40-210(4) of the 1976 Code is amended to
read:
"(4) `fair-market rental value' means the actual periodic rental
payment for comparable rental property to which a willing landlord and a
willing tenant would agree. In determining the fair-market rental value,
the court may consider appraisals offered by the tenant, landlord, realty
experts, licensed appraisers, and other relevant evidence;"
New definition added
SECTION 2. Section 27-40-210 of the 1976 Code is amended by
adding:
"(18) `security deposit' means a monetary deposit from the
tenant to the landlord which is held in trust by the landlord to secure the
full and faithful performance of the terms and conditions of the lease
agreement as provided in Section 27-40-410."
Reference deleted; clarification of terms
SECTION 3. Section 27-40-240 of the 1976 Code is amended to
read:
"Section 27-40-240. (A) A person has notice of a fact if:
(1) the person has actual knowledge of it;
(2) the person has received a notice or notification of it; or
(3) from all the facts and circumstances known to him at the time in
question he has reason to know that it exists. A person `knows' or `has
knowledge' of a fact if he has actual knowledge of it.
(B) A person `notifies' or `gives' a notice or notification to another
person by taking steps reasonably calculated to inform the other in
ordinary course whether or not the other actually comes to know of it. A
person `receives' a notice or notification when:
(1) it comes to his attention; or
(2) in the case of the landlord, it is delivered at the place of business
of the landlord through which the rental agreement was made or at any
place held out by the landlord as the place for receipt of the
communication; or
(3) in the case of the tenant, it is delivered in hand to the tenant or
mailed by registered or certified mail to the tenant at the place held out
by him as the place for receipt of the communication, or in the absence
of the designation, to the tenant's last known place of residence. Proof of
mailing pursuant to this subsection constitutes notice without proof of
receipt.
(C) `Notice', knowledge, or a notice or notification received by an
organization is effective for a particular transaction from the time it is
brought to the attention of the individual conducting that transaction, and
in any event from the time it would have been brought to the individual's
attention if the organization had exercised reasonable diligence.
(D) The time within which an act is to be done must be computed by
reference to South Carolina Rules of Civil Procedure."
Changing locks by tenant
SECTION 4. Section 27-40-530 of the 1976 Code is amended by
adding:
"(e) A tenant shall not change locks on the dwelling unit
without the permission of the landlord."
Security, prepaid rent; fire or casualty; etc.
SECTION 5. Section 27-40-650(b) of the 1976 Code is amended to
read:
"(b) Unless the fire or casualty was due to the tenant's
negligence or otherwise caused by the tenant, if the rental agreement is
terminated, the landlord shall return security recoverable under Section
27-40-410 and all prepaid rent. Accounting for rent in the event of
termination or apportionment must be made as of the date of the fire or
casualty. A landlord may withhold the tenant's security deposit or
prepaid rent if the fire or casualty was due to the tenant's negligence or
otherwise caused by the tenant; however, if the landlord withholds a
security deposit or prepaid rent, he must comply with the notice
requirement in Section 27-40-410(a)."
Reimbursement of costs; etc.
SECTION 6. Section 27-40-720(a) of the 1976 Code is amended to
read:
"(a) If there is noncompliance by the tenant with Section
27-40-510 materially affecting health and safety that can be remedied by
repair, replacement of a damaged item, or cleaning, and the tenant fails
to comply as promptly as conditions require in case of emergency or
within fourteen days after written notice by the landlord specifying the
breach and requesting that the tenant remedy it within that period of
time, the landlord may enter the dwelling unit and cause the work to be
done in a workmanlike manner and the tenant shall reimburse the
landlord for the cost and, in addition, the landlord shall have the
remedies available under this chapter."
When abandonment is considered immediate; etc.
SECTION 7. Section 27-40-730 of the 1976 Code is amended to
read:
"Section 27-40-730. (a) The unexplained absence of a tenant
from a dwelling unit for a period of fifteen days after default in the
payment of rent must be construed as abandonment of the dwelling
unit.
(b) If the tenant has voluntarily terminated the utilities and there is an
unexplained absence of a tenant after default in payment of rent,
abandonment is considered immediate and the fifteen day rule as
described in (a) does not apply.
(c) If the tenant abandons the dwelling unit, the landlord shall make
reasonable efforts to rent it at a fair rental. If the landlord rents the
dwelling unit for a term beginning before the expiration of the rental
agreement, it terminates as of the date of the new tenancy, subject to the
landlord's remedies under Section 27-40-740. If the landlord fails to use
reasonable efforts to rent the dwelling unit at a fair rental or if the
landlord accepts the abandonment as a surrender, the rental agreement is
considered to be terminated by the landlord as of the date the landlord
has notice of the abandonment. If the tenancy is from month to month
or week to week, the term of the rental agreement for this purpose is
considered to be a month or a week, as the case may be.
(d) When a dwelling unit has been abandoned or the rental agreement
has come to an end and the tenant has removed a substantial portion of
his property or voluntarily and permanently terminated his utilities and
has left personal property in the dwelling unit or on the premises with a
fair-market value of five hundred dollars or less, the landlord may enter
the dwelling unit, using forcible entry if required, and dispose of the
property.
(e) When a dwelling unit has been abandoned or the rental agreement
has come to an end and the tenant has left personal property in the
dwelling unit or on the premises in the cases not covered by subsection
(c) above, the landlord may have the property removed only pursuant to
the provisions of Sections 27-37-10 to 27-37-150 of the 1976 Code.
(f) Where property is disposed of by the landlord pursuant to
subsection (c) and the property was in excess of five hundred dollars, the
landlord is not liable unless the landlord was grossly negligent."
Judgment deleted; decision substituted
SECTION 8. Section 27-40-790(d) of the 1976 Code is amended to
read:
"(d) If the amount of rent due is determined at final
adjudication to be less than alleged by the landlord, decision must be
entered for the tenant if he has complied fully with the provisions of this
section."
Time effective
SECTION 9. This act takes effect upon approval by the Governor.
Approved the 12th day of June, 1995. |