Zucker v. Dehm, No. 408.
| Court | United States State Supreme Court (New Jersey) |
| Writing for the Court | BODINE, Justice |
| Citation | 128 N.J.L. 435,26 A.2d 564 |
| Parties | ZUCKER v. DEHM et al. |
| Decision Date | 09 June 1942 |
| Docket Number | No. 408. |
128 N.J.L. 435
ZUCKER
v.
DEHM et al.
No. 408.
Supreme Court of New Jersey.
June 9, 1942.
1. When a lease forbids to the tenant the right to sublet the leased premises without the landlord's consent in writing, the tenant abandons the premises at his peril.
2. A landlord is not obliged to diminish a tenant's loss by leasing premises which have been abandoned.
3. A tenant may not change the terms of his lease against the will of a landlord.
Appeal from Third Judicial District Court, Bergen County.
Action for rent by Samuel A. Zucker against Edward W. Dehm and another. From a judgment of no cause of action, plaintiff appeals.
Reversed.
May term, 1942, before BODINE, HEHER, and PERSKIE, JJ.
Samuel A. Zucker for appellant pro se.
Abraham L. Rosenberg, of Bogota, for respondents.
BODINE, Justice.
Plaintiff appeals from a judgment of no cause of action. In August, 1940, he leased to the defendant an apartment in the building he owned at 115 Christie Street, Ridgefield Park. The lease was for a term of one year and one month beginning September 1, 1940, at a monthly rental of $45 a month, payable on the 15th day of each month. The defendants vacated the apartment without permit and without payment of the June, July and August rent. There was a half month free of rent. The plaintiff having found a tenant as of September 1, 1941, sought to recover the rent due for the time of vacancy amounting to $112.50.
The lease contained provisions that "the tenant shall not assign the agreement or underlet the premises or any part thereof * * * without the landlord's or agent's consent in writing."
The proofs show that the tenant wanted to keep a dog prohibited also without consent, so he wanted to sublet. The landlord
was not willing to grant either privilege, so the tenant moved out. In Muller v. Beck, 94 N.J.L. 311, 110 A. 831, 832, a similar situation existed. The landlord would not submit to a 'sublease. Justice Swayze said that he might, for no reason at all, refuse to accept the proposed tenant, and that "the landlord in refusing consent is acting within his right expressly reserved by the lease, and such a reservation is inconsistent with the claim that he must accept the new tenant or forego his rent."
The landlord was under no duty to accept the new tenant and thereby minimize the defendants' loss. Joyce v. Bauman, 113 N.J.L. 438, 174 A. 693. A written agreement is enforced, according to its...
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Sommer v. Kridel
...65 N.J.Super. 351, 167 A.2d 802 (App.Div.1961); Heyman v. Linwood Park, 41 N.J.Super. 437, 125 A.2d 345 (App.Div.1956); Zucker v. Dehm, 128 N.J.L. 435, 26 A.2d 564 (Sup.Ct.1942); Heckel v. Griese, 12 N.J.Misc. 211, 171 A. 148 (Sup.Ct.1934); Muller v. Beck, 94 N.J.L. 311, 110 A. 831 (Sup.Ct.......
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Gruman v. Investors Diversified Services, No. 36798
...Mo.App. 232, 30 S.W.2d 1049; Merrill v. Willis, 51 Neb. 162, 70 N.W. 914; Heckel v. Griese, 171 A. 148, 12 N.J.Misc. 211; Zucker v. Dehm, 128 N.J.L. 435, 26 A.2d 564; Sancourt Realty Corp. v. Dowling, 220 App.Div. 660, 222 N.Y.S. 288; Underhill v. Collins, 132 N.Y. 268, 30 N.E. 576; White v......
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Packard-Bamberger & Co. v. Maloof, PACKARD-BAMBERGER
...of rent. The landlord is under no duty to accept the rent. Garbarine v. Reade, 95 N.J.Eq. 495, 123 A. 164 (Ch.Div.1924); Zucker v. Dehm, 128 N.J.L. 435, 26 A.2d 564 Page 281 The defendant contends that his relationship with the plaintiff arises only by reason of privity of estate and that a......
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Riverview Realty Co. v. Perosio
...Joyce v. Bauman, 113 N.J.L. 438, 174 A. 693 (E. & A.1934); Muller v. Beck, 94 N.J.L. 311, 110 A. 831 (Sup.Ct.1920); Zucker v. Dehm, 128 N.J.L. 435, 26 A.2d 564 (Sup.Ct.1942); Heckel v. Griese, 12 N.J.Misc. 211, 171 A. 148 (Sup.Ct.1934); Heyman v. Linwood Park, 41 N.J.Super. 437, 125 A.2d 34......
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Sommer v. Kridel
...65 N.J.Super. 351, 167 A.2d 802 (App.Div.1961); Heyman v. Linwood Park, 41 N.J.Super. 437, 125 A.2d 345 (App.Div.1956); Zucker v. Dehm, 128 N.J.L. 435, 26 A.2d 564 (Sup.Ct.1942); Heckel v. Griese, 12 N.J.Misc. 211, 171 A. 148 (Sup.Ct.1934); Muller v. Beck, 94 N.J.L. 311, 110 A. 831 (Sup.Ct.......
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Gruman v. Investors Diversified Services, No. 36798
...Mo.App. 232, 30 S.W.2d 1049; Merrill v. Willis, 51 Neb. 162, 70 N.W. 914; Heckel v. Griese, 171 A. 148, 12 N.J.Misc. 211; Zucker v. Dehm, 128 N.J.L. 435, 26 A.2d 564; Sancourt Realty Corp. v. Dowling, 220 App.Div. 660, 222 N.Y.S. 288; Underhill v. Collins, 132 N.Y. 268, 30 N.E. 576; White v......
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Packard-Bamberger & Co. v. Maloof, PACKARD-BAMBERGER
...of rent. The landlord is under no duty to accept the rent. Garbarine v. Reade, 95 N.J.Eq. 495, 123 A. 164 (Ch.Div.1924); Zucker v. Dehm, 128 N.J.L. 435, 26 A.2d 564 Page 281 The defendant contends that his relationship with the plaintiff arises only by reason of privity of estate and that a......
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Riverview Realty Co. v. Perosio
...Joyce v. Bauman, 113 N.J.L. 438, 174 A. 693 (E. & A.1934); Muller v. Beck, 94 N.J.L. 311, 110 A. 831 (Sup.Ct.1920); Zucker v. Dehm, 128 N.J.L. 435, 26 A.2d 564 (Sup.Ct.1942); Heckel v. Griese, 12 N.J.Misc. 211, 171 A. 148 (Sup.Ct.1934); Heyman v. Linwood Park, 41 N.J.Super. 437, 125 A.2d 34......