{"id":1357,"date":"2020-02-13T14:33:06","date_gmt":"2020-02-13T14:33:06","guid":{"rendered":"https:\/\/www.bfvlaw.com\/has-your-landlord-violated-the-covenant-of-quiet-enjoyment-in-your-lease\/"},"modified":"2022-08-03T19:55:05","modified_gmt":"2022-08-03T19:55:05","slug":"has-your-landlord-violated-the-covenant-of-quiet-enjoyment-in-your-lease","status":"publish","type":"post","link":"https:\/\/www.bfvlaw.com\/has-your-landlord-violated-the-covenant-of-quiet-enjoyment-in-your-lease\/","title":{"rendered":"Has your landlord violated the covenant of quiet enjoyment in your lease?"},"content":{"rendered":"\r\n

If you are a tenant leasing a commercial property, your lease likely contains a covenant of quiet enjoyment<\/a>. But do you know what rights you have under the provision? Here\u2019s an example: a tenant leases space in a mixed-use development to operate a spa. Spa customers have recently started to complain that they can hear loud music coming through the wall from the spin studio next door. Can the spa complain to its landlord that its right of \u201cquiet enjoyment\u201d under the lease is being violated? Can the tenant stop paying rent? Under Georgia law, the answer is no.<\/p>\r\n\r\n\r\n\r\n

What is the covenant of quiet enjoyment?
<\/strong>In Georgia, a covenant of quiet enjoyment is implied in every lease. It may also be explicitly stated in the lease. A typical quiet enjoyment provision might include the following language: \u201cUpon payment by Tenant of all Rent and other charges and the performance of all the covenants, conditions and provisions on Tenant’s part to be observed and performed under this Lease, Tenant shall have\u00a0quiet\u00a0enjoyment\u00a0of the Premises for the Term.\u201d But what rights do you have as a tenant under this provision?<\/p>\r\n\r\n\r\n\r\n

The covenant of quiet enjoyment guarantees that the landlord has good title and can give a free and unencumbered lease of the premises to the tenant for the stated term. To prove a landlord has breached the covenant of quiet enjoyment, a tenant must show that they have been evicted or that their right to occupy the property has been threatened by someone else with a superior ownership claim to the landlord.<\/p>\r\n\r\n\r\n\r\n

What is NOT included?
<\/strong>The covenant of quiet enjoyment does not literally guarantee a tenant\u2019s right to \u201cquiet\u201d conditions or peaceful \u201cenjoyment\u201d of the leased premises. For many years, the law in Georgia was unclear, due to a line of cases in which the courts found that a landlord\u2019s \u201csubstantial interference\u201d with a tenant\u2019s right to use and enjoy the premises could be a violation of the covenant of quiet enjoyment. In those cases, tenants alleged landlords breached the covenant of quiet enjoyment based on allegations including the landlord\u2019s failure to prevent criminal activity at the leased premises, the landlord engaging in construction or renovations that disrupted the tenant\u2019s business, and the landlord\u2019s failure to repair the leased premises.<\/p>\r\n\r\n\r\n\r\n

In 2016, the older line of cases was overruled. See George v. Hercules Real Estate Servs., Inc., <\/em>339 Ga. App. 843, 850, 795 S.E.2d 81, 88 (2016). In the George<\/em> case, the Court of Appeals clarified that the covenant of quiet enjoyment does not include a constructive eviction unless it is based on a defect in the landlord\u2019s title to the leased premises.<\/p>\r\n\r\n\r\n\r\n

While you may not be able to prove your landlord breached your lease based on a violation of the covenant of quiet enjoyment, there may be other applicable provisions in your lease<\/a>. If you are a landlord or a tenant and you need advice regarding your rights and responsibilities under your commercial lease, please reach out to me.<\/p>\r\n","protected":false},"excerpt":{"rendered":"

If you are a tenant leasing a commercial property, your lease likely contains a covenant of quiet enjoyment. But do you know what rights you have under the provision? Here\u2019s an example: a tenant leases space in a mixed-use development to operate a spa. Spa customers have recently started to complain that they can hear […]<\/p>\n","protected":false},"author":5,"featured_media":1358,"comment_status":"open","ping_status":"open","sticky":false,"template":"","format":"standard","meta":{"_acf_changed":false,"_mo_disable_npp":"","_monsterinsights_skip_tracking":false,"_monsterinsights_sitenote_active":false,"_monsterinsights_sitenote_note":"","_monsterinsights_sitenote_category":0,"footnotes":""},"categories":[4,195,5],"tags":[240,239],"acf":[],"yoast_head":"\nHas your landlord violated the covenant of quiet enjoyment in your lease? - Berman Fink Van Horn P.C.<\/title>\n<meta name=\"description\" content=\"If you are a tenant leasing a commercial property, your lease likely contains a covenant of quiet enjoyment. 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