Multiple-Choice Questions
1. On July 1, 2015, Quick, Onyx, and Nash were deeded a piece of land as tenants in common. The deed provided that Quick owned one-half the property and Onyx and Nash owned one-quarter each. If Nash dies, the property will be owned as follows:
(a) Quick 1⁄2, Onyx 1⁄2.
(b) Quick 5⁄8, Onyx 3⁄8.
(c) Quick 1⁄3, Onyx 1⁄3, Nash's heirs 1⁄3.
(d) Quick 1⁄2, Onyx 1/4, Nash's heirs 1/4
2. Marta places a large, prefabricated plastic greenhouse in her backyard, with the steel frame bolted into concrete that she poured specially for that purpose. She attaches gas heating ducts and builds a brick walkway around the greenhouse. Now the town wants to raise her real property taxes, claiming that her property has been improved. Marta argues that the greenhouse is not part of the real property. Is it?
(a) The greenhouse is not part of the real property because it was prefabricated.
(b) The greenhouse is not part of the real property because it could be removed.
(c) The greenhouse cannot be part of the real property if Marta owns a fee simple absolute.
(d) The greenhouse is a fixture and is part of the real property.
(e) The greenhouse is an easement, and is part of the real property.
3. Which of the following forms of tenancy will be created if a tenant stays in possession of leased premises without the landlord's consent, after the tenant's one-year written lease expires?
(a) Tenancy at will
(b) Tenancy for years
(c) Tenancy from period to period
(d) Tenancy at sufferance
4. A tenant renting an apartment under a three-year written lease that does not contain any specific restrictions may be evicted for:
(a) Counterfeiting money in the apartment
(b) Keeping a dog in the apartment
(c) Failing to maintain a liability insurance policy on the apartment
(d) Making structural repairs to the apartment
5. Michael signs a lease for an apartment. The lease establishes a periodic tenancy for one year, starting September 1 and ending the following August 31. Rent is $800 per month. As August 31 approaches, Michael decides he would like to stay another year. He phones the landlord to tell him this, but the landlord is on holiday and Michael leaves a message. Michael sends in the September rent, but on September 15, the landlord tells him the rent is going up to $900 per month. He gives Michael the choice of paying the higher rent or leaving. Michael refuses to leave and continues to send checks for $800. The landlord sues. Landlord will
(a) Win possession of the apartment because the lease expired.
(b) Win possession of the apartment because Michael did not renew it in writing.
(c) Win possession of the apartment because he has the right to evict Michael at any time, for any reason.
(d) Win $1,200 (12 months times $100).
(e) Lose.