Deck 42: Real Property and Landlord-Tenant Law

Question 1

Real property consists of land, and does not include anything attached to it.

Answer 1

False

Question 2

There are no interests in land that do not include any rights to possess the property.

Answer 2

False

Question 3

The owner of real property has relatively exclusive rights to the airspace above the land.

Answer 3

True

Question 4

With a tenancy at will, either party can terminate the tenancy without notice.

Question 5

An easement is the right to go onto land owned by another and take away some part of the land itself or some product of the land.

Question 6

In both a tenancy in common, and a joint tenancy, each co-owner owns an undivided interest in the property.

Question 7

The rights of the owner to the subsurface of a piece of land would have little value if the owner could not use the surface to exercise those rights.

Question 8

The covenant of quiet enjoyment guarantees that the buyer will not disturb the land or any of its neighbors.

Question 9

The owner of a life estate has the same rights as a fee simple owner, including the right to sell the property or pass it to his or heirs.

Question 10

To be a fixture, an item of personal property must be physically attached to the land in some way.

Question 11

When one tenant in common dies, that party's interest in the property automatically passes to the surviving owners.

Question 12

Because no one can actually hold a piece of land, certain rights and duties are recognized to constitute the ownership interests in real property.

Question 13

Tile and carpeting permanently attached to the floor of a house are most likely intended to be fixtures.

Question 14

The most important factor in determining whether an item is a fixture is the perception of a disinterested third party.

Question 15

A valid deed must contain words indicating an intent to convey (transfer) the property.

Question 16

A fee simple absolute is an estate or interest in land with no limits in terms of disposition or duration.

Question 17

When a joint tenant dies, his or her interest in the property passes to his or her chosen heirs.

Question 18

An individual's right to property is one of the rights of citizenship.

Question 19

Land includes the soil on the surface of the earth, but not the waters contained on it.

Question 20

A license is a personal privilege that cannot be withdrawn or revoked.

Question 21

Under the takings clause of the Fifth Amendment to the U.S. Constitution, private property may be taken for public use without "just compensation."

Question 22

Bob owns twenty acres of land on the side of a mountain in Colorado. He files a suit against the Durango Flight School, claiming that its planes flying over his land violate his property rights. To succeed, his best argument is

A) the planes fly over more than twice a day.
B) there are other routes the planes could take.
C) the flights are low and frequent, interfering with enjoyment of his land.
D) the planes are effectively taking private property for private use.

Question 23

Grey owns the surface rights for High Desert Ranch, which includes a house, a bunkhouse, and two barns. Industrial Mining Inc. owns the subsurface rights. When the company drills for and extracts the oil beneath the ranch, the surface subsides and the structures collapse. Most likely responsible for the damage is

A) Industrial Mining.
B) Grey.
C) Industrial Mining and Grey in proportion to the value of their rights.
D) no one.

Question 24

If the landlord sells the leased property, the tenant becomes the tenant of the new owner.

Question 25

Society's interest in ensuring that real property remains in the stream of commerce is one of the reasons for the doctrine of adverse possession.

Question 26

To acquire property by adverse possession, the possession must be secret or clandestine.

Question 27

If the leased premises are destroyed by fire or flood, and the tenant is forced to move out, the tenant must still continue to pay the rent until the lease ends.

Question 28

The tenant's use of the leased property must not injure the landlord's interest.

Question 29

Jack owns a parcel of land. Jack tows a mobile home to the parcel and anchors it to the land near a stand of Douglas fir trees. Jack's real property consists of

A) the land.
B) the mobile home.
C) the trees.
D) all of the choices.

Question 30

If a lease requires the landlord's consent to an assignment, the landlord can nullify an assignment made without consent and evict the assignee.

Question 31

If the assignee of a lease is required to pay rent, the original tenant is free of the obligation to pay the rent.

Question 32

The same restrictions that apply to an assignment of the tenant's interest in leased property apply to a sublease.

Question 33

Rendering the leased premises unfit for occupancy is constructive eviction.

Question 34

Owen owns a farm in Pennsylvania. Owen's brother Quentin owns the subsurface rights to the farm. Either brother can pass title to what he owns

A) without the other's consent.
B) only with the other's consent.
C) only when the other also passes title to what he owns.
D) only by first offering to buy out the other's rights.

Question 35

Adverse possession is a means of obtaining title to land without delivery of a deed.

Question 36

A lease of property for a prohibited use is unenforceable.

Question 37

Nancy owns Office Tower, which is situated on an acre of land that she also owns in Peoria, Illinois. Subject to certain qualifications, the exterior boundaries of Nancy's land extend to

A) the size of a cubic acre.
B) the limits of the current building market.
C) infinity and beyond.
D) the center of the earth and up to the sky.

Question 38

The condemnation power of the government to take land for a public use is known as the right of adverse possession.

Question 39

The covenant of quiet enjoyment forms the essence of the landlord-tenant relationship.

Question 40

If the covenant of quiet enjoyment is breached, the tenant can terminate the lease and sue for damages.

Question 41

Allen owns Buffalo Ranch. Allen's ownership rights include the right to sell or give away the property without restriction, and the right to use the property for whatever purpose he sees fit. Allen's ownership interest is

A) a fee simple absolute.
B) a license.
C) a life estate.
D) a profit.

Question 42

Edna and Flavia buy a cottage in Gulfport, Mississippi. On the death of either owner, that owner's interest in the dwelling passes to her heirs. This is

A) a joint tenancy.
B) community property.
C) a tenancy in common.
D) ownership in fee simple.

Question 43

Derek deeds a parcel of timberland to Elaine as a gift. Derek has given Elaine

A) a fee simple absolute.
B) a life estate.
C) the right to adverse possession.
D) the power of eminent domain.

Question 44

Kristen signs a one-year lease for a mobile home owned by Lamont. If Kristen dies during the lease term, the lease interest

A) returns to Lamont.
B) automatically expires.
C) automatically renews.
D) passes to Kristen's heirs as personal property.

Question 45

Ghani owns Hillside Vineyard. Ghani conveys some of the land "to Iona for her life." Ghani has given Iona

A) a fee simple absolute.
B) a license.
C) a life estate.
D) a profit.

Question 46

Richard owns Scholars Apartment House. His ownership rights include the right to sell or give away the property without restriction, as well as to use the property for whatever purpose he sees fit. His ownership interest is

A) a fee simple absolute.
B) a life estate.
C) the right to adverse possession.
D) the power of eminent domain.

Question 47

Rafe signs a one-year lease for an apartment owned by Suki. Rafe is a student and needs the apartment only for two semesters, at the end of which he plans to sublet it for the rest of the term. Rafe's tenancy is

A) a periodic tenancy.
B) a tenancy at will.
C) a tenancy at sufferance.
D) a fixed-term tenancy.

Question 48

Brick & Mortar Stores Inc. signs a lease for a storefront owned by Commercial Properties Inc. The lease does not specify how long it is to last but does specify that rent is to be paid at certain intervals. This is

A) a periodic tenancy.
B) a fixed-term tenancy.
C) a tenancy at will.
D) a tenancy at sufferance.

Question 49

Frank tells Gala that she can camp on Frank's beach and swim in his lake whenever she wants. With respect to the right to camp and swim,

A) Frank can withdraw or revoke the right.
B) Gala can exercise the right for the duration of her life.
C) Gala can pass title to the right to her heirs.
D) Gala can force her way into Frank's lake whenever she sees fit.

Question 50

Kim and Leola own a warehouse in which they operate Mini-Storage Corporation. On the death of either owner, that owner's interest in the warehouse passes to the surviving owner. This is

A) a joint tenancy.
B) community property.
C) a tenancy in common.
D) ownership in fee simple.

Question 51

Beck and Carli are married. Carli purchases a condominium near Downhill Ski Resort. Beck and Carli each technically own an undivided one-half interest in the condo. This is

A) a joint tenancy.
B) fee simple ownership.
C) community property.
D) illegal.

Question 52

Cal has an easement that allows him to drive across Dale's land to get to Cal's house. With respect to Dale's land, Cal's right is

A) a possessory interest.
B) a nonpossessory interest.
C) a right to adverse possession.
D) the power of eminent domain.

Question 53

Ellen conveys to Floyd an apartment with the right to possess and use the premises for a period of time specified in their express contract. This is

A) a periodic tenancy.
B) a fixed-term tenancy.
C) a tenancy at will.
D) a tenancy at sufferance.

Question 54

Estes, the owner of Forest Mountain, and Gert, the tenant of a cabin on Estes's mountain, may create a fixed-term tenancy by

A) implied contract.
B) express contract.
C) any of the choices.
D) sufferance.

Question 55

Rose is the life tenant of five hundred acres of land, on which is situated a previously existing mine. Rose has the right to

A) use the land, including the mine, for any purpose, without qualification.
B) extract minerals from the mine, but not to dig a new mine.
C) extract minerals from the mine and to dig new mines.
D) none of the choices.

Question 56

Mike owns a beach house in North Carolina in fee simple. This ownership interest is

A) potentially infinite in duration.
B) limited to the period of Mike's life.
C) limited to the period of the lives of Mike and his immediate heir.
D) subject to the withdrawal or recall of the previous owner.

Question 57

Logging Corporation has a right to go onto Mount Timber Company's land and harvest select trees. Logging's right is

A) a license.
B) an easement.
C) a profit.
D) a right to adverse possession.

Question 58

Italo owns one hundred acres of fertile bottomland. With respect to the land, Jana has an easement and Kessler has a profit. A right to possess the bottomland is owned by

A) Italo.
B) Jana.
C) Kessler.
D) all of the choices, in proportion to the value of their respective interests.

Question 59

Colleen owns a house. In the house, on a tile floor is a throw rug and a heavy decorative urn. Most likely to meet the definition of a fixture is

A) the urn.
B) the throw rug.
C) the tile floor.
D) all of the choices.

Question 60

Sergio rents an apartment from Taylor for a stated period of one year. The lease does not include a provision for renewal or extension. At the end of the lease term, possession of the apartment most likely

A) remains with Sergio absent notice by the tenant.
B) remains with Sergio until notice by Taylor.
C) remains with Sergio under an implied renewal or extension provision.
D) returns to Taylor.

Question 61

Seaside Vistas leases an apartment to Tori. During a severe storm, the premises are destroyed by flood. Under most state laws, liable for the rent for the rest of the lease term is

A) no one.
B) Seaside and Tori in proportionate amounts.
C) Seaside only.
D) Tori only.

Question 62

All-Mart Discount Stores Corporation contracts to buy ten acres from Suburban Enterprises, Inc., as a site for a new store. The contract calls for a "warranty deed." According to a survey that All-Mart commissions, one corner of an adjacent, enclosed parking lot is on part of the property that Suburban is attempting to convey. Can All-Mart avoid the contract? If so, on what basis? If not, why not?

Question 63

Urban City wants to acquire undeveloped private land within the city limits to construct a public park. The city brings a condemnation proceeding to obtain title to the land. This is

A) the right to adverse possession.
B) an easement.
C) a profit.
D) the power of eminent domain.

Question 64

Jade owns a loft that she leases to Key and Liu. If Jade sells the loft, Key and Liu

A) become the tenants of the new owner.
B) remain Jade's tenants until the end of the lease term.
C) must immediately vacate the premises.
D) become the landlord.

Question 65

Bayside Inc. pays Coastal Marina to release its claim to a strip of waterfront property. Coastal gives Bayside a deed that conveys only whatever interest Coastal has in the strip. This deed is

A) none of the choices.
B) a quitclaim deed.
C) a deed of quiet enjoyment.
D) a warranty deed.

Question 66

Property Management Corporation (PMC) owns several apartment buildings in two states. Regarding standards for maintenance of the buildings, PMC should consult

A) the applicable city ordinances and state statutes.
B) the previous owners.
C) the long-term tenants.
D) the Uniform Landlord's Maintenance Manual.

Question 67

Larissa leases to Metal Fabrication Corporation a 10,000 square-foot building under a written lease with a twenty-year term, rent payable annually. The lease includes a clause stating that Metal Fabrication is responsible for making all necessary repairs, including rebuilding the structure after its destruction by any cause beyond Larissa's control. The lease does not include a clause concerning its assignment. One day after the tenth rental payment, Metal Fabrication, without Larissa's knowledge or consent, assigns its interest in the lease to National Steel, Inc. Meanwhile, Larissa dies and Olina inherits her interest in the building. Without the knowledge or consent of either Metal Fabrication or National Steel, Olina sells the building to Prime Properties, Inc. The next month, the building is destroyed in a devastating storm. Metal Fabrication rebuilds it and files a suit against Prime Properties for the expense. The defendant responds that the lease has terminated. Is Prime Properties correct? If so, when did the lease terminate? If not, is Prime Properties liable for the cost of rebuilding the structure? Why or why not?

Question 68

Rita has a fixed-term tenancy for her apartment with Studio Apartments. If Rita abandons the premises before the lease expires

A) Studio must make a reasonable attempt to evict Rita.
B) Studio may be required to mitigate its damages.
C) Rita may be required to mitigate her damages.
D) Rita is no longer obligated to pay the rent.

Question 69

To obtain the title to land without delivery of a deed, one person must possess the property of another

A) in an open, visible, and notorious manner.
B) in secret.
C) with or without interruption.
D) with the other's permission.

Question 70

Beto wants to lease a duplex for two years from Country Living Inc. In most states, the lease agreement

A) must be in writing.
B) can be oral or written.
C) must be oral.
D) must be signed by a judge.

Question 71

Star Residences fails to provide the utilities to its tenants' apartments, making their use and enjoyment of the premises exceedingly difficult. This is most likely

A) a tenancy at sufferance.
B) an exercise of the landlord's property rights.
C) an assignment of the lease.
D) a constructive eviction.

Question 72

To transfer the title to Olivia's office building to Pete by deed requires

A) Pete's signature.
B) Olivia's signature.
C) all of the choices.
D) the signatures of the building's tenants.