704.09
704.09
Transferability; effect of assignment or transfer; remedies. 704.09(1)(1)
Transferability of interest of tenant or landlord. A tenant under a tenancy at will or any periodic tenancy less than year-to-year may not assign or sublease except with the agreement or consent of the landlord. The interest of any other tenant or the interest of any landlord may be transferred except as the lease expressly restricts power to transfer. A lease restriction on transfer is construed to apply only to voluntary transfer unless there is an express restriction on transfer by operation of law.
704.09(2)
(2) Effect of transfer on liability of transferor. In the absence of an express release or a contrary provision in the lease, transfer or consent to transfer does not relieve the transferring party of any contractual obligations under the lease, except in the special situation governed by
s. 704.25 (5).
704.09(3)
(3) Covenants which apply to transferee. All covenants and provisions in a lease which are not either expressly or by necessary implication personal to the original parties are enforceable by or against the successors in interest of any party to the lease. However, a successor in interest is liable in damages, or entitled to recover damages, only for a breach which occurs during the period when the successor holds his or her interest, unless the successor has by contract assumed greater liability; a personal representative may also recover damages for a breach for which the personal representative's decedent could have recovered.
704.09(4)
(4) Same procedural remedies. The remedies available between the original landlord and tenant are also available to or against any successor in interest to either party.
704.09(5)
(5) Consent as affecting subsequent transfers. If a lease restricts transfer, consent to a transfer or waiver of a breach of the restriction is not a consent or waiver as to any subsequent transfers.
704.09 History
History: 1971 c. 211 s.
126;
1993 a. 486.
704.11
704.11
Lien of landlord. Except as provided in
ss. 704.05 (5),
704.90 and
779.43 or by express agreement of the parties, the landlord has no right to a lien on the property of the tenant; the common-law right of a landlord to distrain for rent is abolished.
704.11 History
History: 1979 c. 32 s.
92 (9);
1987 a. 23 s.
2.
704.13
704.13
Acts of tenant not to affect rights of landlord. No act of a tenant in acknowledging as landlord a person other than the tenant's original landlord or the latter's successors in interest can prejudice the right of the original landlord or the original landlord's successors to possession of the premises.
704.13 History
History: 1993 a. 486.
704.15
704.15
Requirement that landlord notify tenant of automatic renewal clause. A provision in a lease of residential property that the lease shall be automatically renewed or extended for a specified period unless the tenant or either party gives notice to the contrary prior to the end of the lease is not enforceable against the tenant unless the lessor, at least 15 days but not more than 30 days prior to the time specified for the giving of such notice to the lessor, gives to the tenant written notice in the same manner as specified in
s. 704.21 calling the attention of the tenant to the existence of the provision in the lease for automatic renewal or extension.
704.15 History
History: 1993 a. 486.
704.16
704.16
Termination of tenancy for imminent threat of serious physical harm; changing locks. 704.16(1)
(1)
Terminating tenancy by tenant. A residential tenant may terminate his or her tenancy and remove from the premises if both of the following apply:
704.16(1)(a)
(a) The tenant or a child of the tenant faces an imminent threat of serious physical harm from another person if the tenant remains on the premises.
704.16(1)(b)
(b) The tenant provides the landlord with notice in the manner provided under
s. 704.21 and with a certified copy of any of the following:
704.16(1)(b)3.
3. An injunction order under
s. 813.125 (4) protecting the tenant or a child of the tenant from the person, based on the person's engaging in an act that would constitute sexual assault under
s. 940.225,
948.02, or
948.025, or stalking under
s. 940.32, or attempting or threatening to do the same.
704.16(1)(b)4.
4. A condition of release under
ch. 969 ordering the person not to contact the tenant.
704.16(1)(b)6.
6. A criminal complaint alleging that the person stalked the tenant or a child of the tenant under
s. 940.32.
704.16(1)(b)7.
7. A criminal complaint that was filed against the person as a result of the person being arrested for committing a domestic abuse offense against the tenant under
s. 968.075.
704.16(2)
(2) Not liable for rent. If a residential tenant removes from the premises because of a threat of serious physical harm to the tenant or to a child of the tenant from another person and provides the landlord with a certified copy specified under
sub. (1) and with notice that complies with
s. 704.21, the tenant shall not be liable for any rent after the end of the month following the month in which he or she provides the notice or removes from the premises, whichever is later. The tenant's liability for rent under this subsection is subject to the landlord's duty to mitigate damages as provided in
s. 704.29 (2).
704.16(3)
(3) Termination of tenancy by landlord. 704.16(3)(a)(a) In this subsection, "offending tenant" is a tenant whose tenancy is being terminated under this subsection.
704.16(3)(b)
(b) A landlord may terminate the tenancy of an offending tenant if all of the following apply:
704.16(3)(b)1.
1. The offending tenant commits one or more acts, including verbal threats, that cause another tenant, or a child of that other tenant, who occupies a dwelling unit in the same single-family rental unit, multiunit dwelling, or apartment complex as the offending tenant to face an imminent threat of serious physical harm from the offending tenant if the offending tenant remains on the premises.
704.16(3)(b)2.
2. The offending tenant is the named offender in any of the following:
704.16(3)(b)2.b.
b. An injunction order under
s. 813.122 protecting the child of the other tenant from the offending tenant.
704.16(3)(b)2.c.
c. An injunction order under
s. 813.125 (4) protecting the other tenant or the child of the other tenant from the offending tenant, based on the offending tenant's engaging in an act that would constitute sexual assault under
s. 940.225,
948.02, or
948.025, or stalking under
s. 940.32, or attempting or threatening to do the same.
704.16(3)(b)2.d.
d. A condition of release under
ch. 969 ordering the offending tenant not to contact the other tenant.
704.16(3)(b)2.e.
e. A criminal complaint alleging that the offending tenant sexually assaulted the other tenant or the child of the other tenant under
s. 940.225,
948.02, or
948.025.
704.16(3)(b)2.f.
f. A criminal complaint alleging that the offending tenant stalked the other tenant or the child of the other tenant under
s. 940.32.
704.16(3)(b)2.g.
g. A criminal complaint that was filed against the offending tenant as a result of the offending tenant being arrested for committing a domestic abuse offense against the other tenant under
s. 968.075.
704.16(3)(b)3.
3. The landlord gives the offending tenant written notice that complies with
s. 704.21 requiring the offending tenant to vacate on or before a date that is at least 5 days after the giving of the notice. The notice shall state the basis for its issuance and the right of the offending tenant to contest the termination of tenancy in an eviction action under
ch. 799. If the offending tenant contests the termination of tenancy, the tenancy may not be terminated without proof by the landlord by the greater preponderance of the credible evidence of the allegations against the offending tenant.
704.16(4)(a)(a) Subject to
pars. (b) and
(c), regardless of whether
sub. (1) applies, at the request of a residential tenant who provides the landlord with a certified copy of a document specified in
sub. (1) (b) 1. to
7., a landlord shall change the locks to the tenant's premises.
704.16(4)(b)
(b) A landlord shall have the locks changed, or may give the tenant permission to change the locks, within 48 hours after receiving a request and certified copy under
par. (a). The tenant shall be responsible for the cost of changing the locks. If the landlord gives the tenant permission to change the locks, within a reasonable time after any lock has been changed the tenant shall provide the landlord with a key for the changed lock.
704.16(4)(c)1.1. If the person who is the subject of the document provided to the landlord under
par. (a) is also a tenant of the specific premises for which the locks are requested to be changed, the landlord is not required to change the locks under this subsection unless the document provided by the tenant requesting that the locks be changed is any of the following:
704.16(4)(c)1.a.
a. A document specified in
sub. (1) (b) 1.,
2., or
3. that directs the tenant who is the subject of the document to avoid the residence of the tenant requesting that the locks be changed.
704.16(4)(c)1.b.
b. A document specified in
sub. (1) (b) 4. that orders the tenant who is the subject of the document not to contact the tenant requesting that the locks be changed.
704.16(4)(c)2.
2. Nothing in this subsection shall be construed to relieve a tenant who is the subject of the document provided to the landlord under
par. (a) from any obligation under a rental agreement or any other liability to the landlord.
704.16(4)(d)
(d) A landlord is not liable for civil damages for any action taken to comply with this subsection.
704.16 History
History: 2007 a. 184;
2009 a. 117.
704.165
704.165
Termination of tenancy at death of tenant. 704.165(1)(a)(a) Except as provided in
par. (b), if a residential tenant dies, his or her tenancy is terminated on the earlier of the following:
704.165(1)(a)1.
1. Sixty days after the landlord receives notice, is advised, or otherwise becomes aware of the tenant's death.
704.165(1)(b)
(b) Notwithstanding
s. 704.19, in the case of the death of a residential periodic tenant or tenant at will, the tenancy is terminated 60 days after the landlord receives notice, is advised, or otherwise becomes aware of the tenant's death.
704.165(2)
(2) The deceased tenant or his or her estate is not liable for any rent after the termination of his or her tenancy. Any liability of the deceased tenant or his or her estate for rent under this subsection is subject to the landlord's duty to mitigate damages as provided in
s. 704.29 (2).
704.165(3)
(3) Nothing in this section relieves another adult tenant of the deceased tenant's premises from any obligation under a rental agreement or any other liability to the landlord.
704.165(4)
(4) A landlord under this section may not contact or communicate with a member of the deceased tenant's family for the purpose of obtaining from the family member rent for which the family member has no liability.
704.165 History
History: 2009 a. 323.
704.17
704.17
Notice terminating tenancies for failure to pay rent or other breach by tenant. 704.17(1)
(1)
Month-to-month and week-to-week tenancies. 704.17(1)(a)(a) If a month-to-month tenant or a week-to-week tenant fails to pay rent when due, the tenant's tenancy is terminated if the landlord gives the tenant notice requiring the tenant to pay rent or vacate on or before a date at least 5 days after the giving of the notice and if the tenant fails to pay accordingly. A month-to-month tenancy is terminated if the landlord, while the tenant is in default in payment of rent, gives the tenant notice requiring the tenant to vacate on or before a date at least 14 days after the giving of the notice.
704.17(1)(b)
(b) If a month-to-month tenant commits waste or a material violation of
s. 704.07 (3) or breaches any covenant or condition of the tenant's agreement, other than for payment of rent, the tenancy can be terminated if the landlord gives the tenant notice requiring the tenant to vacate on or before a date at least 14 days after the giving of the notice.
704.17(1)(c)
(c) A property owner may terminate the tenancy of a week-to-week or month-to-month tenant if the property owner receives written notice from a law enforcement agency, as defined in
s. 165.83 (1) (b), or from the office of the district attorney, that a nuisance under
s. 823.113 (1) or
(1m) (b) exists in that tenant's rental unit or was caused by that tenant on the property owner's property and if the property owner gives the tenant written notice requiring the tenant to vacate on or before a date at least 5 days after the giving of the notice. The notice shall state the basis for its issuance and the right of the tenant to contest the termination of tenancy in an eviction action under
ch. 799. If the tenant contests the termination of tenancy, the tenancy may not be terminated without proof by the property owner by the greater preponderance of the credible evidence of the allegation in the notice from the law enforcement agency or the office of the district attorney that a nuisance under
s. 823.113 (1) or
(1m) (b) exists in that tenant's rental unit or was caused by that tenant.
704.17(2)
(2) Tenancies under a lease for one year or less, and year-to-year tenancies. 704.17(2)(a)(a) If a tenant under a lease for a term of one year or less, or a year-to-year tenant, fails to pay any installment of rent when due, the tenant's tenancy is terminated if the landlord gives the tenant notice requiring the tenant to pay rent or vacate on or before a date at least 5 days after the giving of the notice and if the tenant fails to pay accordingly. If a tenant has been given such a notice and has paid the rent on or before the specified date, or been permitted by the landlord to remain in possession contrary to such notice, and if within one year of any prior default in payment of rent for which notice was given the tenant fails to pay a subsequent installment of rent on time, the tenant's tenancy is terminated if the landlord, while the tenant is in default in payment of rent, gives the tenant notice to vacate on or before a date at least 14 days after the giving of the notice.
704.17(2)(b)
(b) If a tenant under a lease for a term of one year or less, or a year-to-year tenant, commits waste or a material violation of
s. 704.07 (3) or breaches any covenant or condition of the tenant's lease, other than for payment of rent, the tenant's tenancy is terminated if the landlord gives the tenant a notice requiring the tenant to remedy the default or vacate the premises on or before a date at least 5 days after the giving of the notice, and if the tenant fails to comply with such notice. A tenant is deemed to be complying with the notice if promptly upon receipt of such notice the tenant takes reasonable steps to remedy the default and proceeds with reasonable diligence, or if damages are adequate protection for the landlord and the tenant makes a bona fide and reasonable offer to pay the landlord all damages for the tenant's breach. If within one year from the giving of any such notice, the tenant again commits waste or breaches the same or any other covenant or condition of the tenant's lease, other than for payment of rent, the tenant's tenancy is terminated if the landlord, prior to the tenant's remedying the waste or breach, gives the tenant notice to vacate on or before a date at least 14 days after the giving of the notice.
704.17(2)(c)
(c) A property owner may terminate the tenancy of a tenant who is under a lease for a term of one year or less or who is a year-to-year tenant if the property owner receives written notice from a law enforcement agency, as defined in
s. 165.83 (1) (b), or from the office of the district attorney, that a nuisance under
s. 823.113 (1) or
(1m) (b) exists in that tenant's rental unit or was caused by that tenant on the property owner's property and if the property owner gives the tenant written notice requiring the tenant to vacate on or before a date at least 5 days after the giving of the notice. The notice shall state the basis for its issuance and the right of the tenant to contest the termination of tenancy in an eviction action under
ch. 799. If the tenant contests the termination of tenancy, the tenancy may not be terminated without proof by the property owner by the greater preponderance of the credible evidence of the allegation in the notice from the law enforcement agency or the office of the district attorney that a nuisance under
s. 823.113 (1) or
(1m) (b) exists in that tenant's rental unit or was caused by that tenant.
704.17(3)(a)(a) If a tenant under a lease for more than one year fails to pay rent when due, or commits waste, or breaches any other covenant or condition of the tenant's lease, the tenancy is terminated if the landlord gives the tenant notice requiring the tenant to pay the rent, repair the waste, or otherwise comply with the lease on or before a date at least 30 days after the giving of the notice, and if the tenant fails to comply with the notice. A tenant is deemed to be complying with the notice if promptly upon receipt of the notice the tenant takes reasonable steps to remedy the default and proceeds with reasonable diligence, or if damages are adequate protection for the landlord and the tenant makes a bona fide and reasonable offer to pay the landlord all damages for the tenant's breach; but in case of failure to pay rent, all rent due must be paid on or before the date specified in the notice.
704.17(3)(b)
(b) A property owner may terminate the tenancy of a tenant who is under a lease for a term of more than one year if the property owner receives written notice from a law enforcement agency, as defined in
s. 165.83 (1) (b), or from the office of the district attorney, that a nuisance under
s. 823.113 (1) or
(1m) (b) exists in that tenant's rental unit or was caused by that tenant on the property owner's property and if the property owner gives the tenant written notice to vacate on or before a date at least 5 days after the giving of the notice. The notice shall state the basis for its issuance and the right of the tenant to contest the termination of tenancy in an eviction action under
ch. 799. If the tenant contests the termination of tenancy, the tenancy may not be terminated without proof by the property owner by the greater preponderance of the credible evidence of the allegation in the notice from the law enforcement agency or the office of the district attorney that a nuisance under
s. 823.113 (1) or
(1m) (b) exists in that tenant's rental unit or was caused by that tenant.
704.17(4)
(4) Form of notice and manner of giving. Notice must be in writing and given as specified in
s. 704.21. If so given, the tenant is not entitled to possession or occupancy of the premises after the date of termination specified in the notice.
704.17(5)
(5) Contrary provision in the lease. Provisions in the lease or rental agreement for termination contrary to this section are invalid except in leases for more than one year.
704.17 Annotation
Only a limited number of defenses may be raised in an eviction action, including defenses as to the landlord's title to the premises and whether the eviction was in retaliation for the tenant's reporting housing violations, but not including violations of federal antitrust and state franchise laws — as well as public policy defenses. Clark Oil & Refining Corp. v. Leistikow,
69 Wis. 2d 226,
230 N.W.2d 736 (1975).
704.17 Annotation
Absent notice of termination, the violation of the terms of a lease that required landlord permission for long-term guests did not result in the tenants losing their rights to possession of the property. Consequently the tenants' guests were on the premises with the legal possessor's permission and were not trespassers. Johnson v. Blackburn,
220 Wis. 2d 260,
582 N.W.2d 488 (Ct. App. 1998),
97-1414.
704.19
704.19
Notice necessary to terminate periodic tenancies and tenancies at will. 704.19(1)
(1)
Scope of section. The following types of tenancies, however created, are subject to this section:
704.19(1)(a)
(a) A periodic tenancy, whether a tenancy from year-to-year, from month-to-month, or for any other periodic basis according to which rent is regularly payable; and
704.19(2)(a)(a) A periodic tenancy or a tenancy at will can be terminated by either the landlord or the tenant only by giving to the other party written notice complying with this section, unless any of the following conditions is met:
704.19(2)(a)1.
1. The parties have agreed expressly upon another method of termination and the parties' agreement is established by clear and convincing proof.
704.19(2)(a)2.
2. Termination has been effected by a surrender of the premises.
704.19(2)(b)1.1. A periodic tenancy can be terminated by notice under this section only at the end of a rental period. In the case of a tenancy from year-to-year the end of the rental period is the end of the rental year even though rent is payable on a more frequent basis.
704.19(2)(b)2.
2. Notwithstanding
subd. 1., nothing in this section prevents termination of a tenancy before the end of a rental period because of an imminent threat of serious physical harm, as provided in
s. 704.16, or for nonpayment of rent or breach of any other condition of the tenancy, as provided in
s. 704.17.
704.19(3)
(3) Length of notice. At least 28 days' notice must be given except in the following cases: If rent is payable on a basis less than monthly, notice at least equal to the rent-paying period is sufficient; all agricultural tenancies from year-to-year require at least 90 days' notice.
704.19(4)
(4) Contents of notice. Notice must be in writing, formal or informal, and substantially inform the other party to the landlord-tenant relation of the intent to terminate the tenancy and the date of termination. A notice is not invalid because of errors in the notice which do not mislead, including omission of the name of one of several landlords or tenants.
