Opinion ID: 2227177
Heading Depth: 1
Heading Rank: 2

Heading: The Peaceable Possession Argument.

Text: Iowa Code section 648.18 provides: Thirty days' peaceable possession with the knowledge of the plaintiff after the cause of action [in forcible entry and detainer] accrues is a bar to this proceeding. The tenants claim the forcible entry action accrued for this purpose on July 1, 1982, when they first defaulted in their rent payments, citing Iowa Code section 648.1(5). Since this forcible entry action was not commenced until October 1, 1982, they contend the action was barred. This tenancy was one characterized as periodic, that is a tenancy that endures for a certain period and [which] will continue for subsequent successive like periods unless terminated by one of the parties at the end of a period. Sunset Mobile Home Park v. Parsons, 324 N.W.2d 452, 455 (Iowa 1982). Accord, 51C C.J.S. Landlord and Tenant § 130(1), at 413-14 (1968). While there is some authority to the contrary the weight of authority is that the tenancy is not continuous and must be renewed each month. Thus a month to month tenancy is not a continuing right of possession but ends and recommences at the expiration of every month. A tenancy from month to month is actually a type of tenancy at will. ... A tenancy from month to month is not a continuing right of possession, but as in the case of a tenancy from year to year, it is taken to end and recommence at the expiration of every month. S. Thompson, Commentaries on Modern Law of Real Property § 1019, at 31-32 (1980). In this case, it is true the first default occurred on July 1, but subsequent defaults occurred on August 1 and September 1. While it might be argued that thirty days peaceable possession would bar a forcible entry action based only on the July 1 breach, it is clear that thirty days did not follow each of the subsequent rent defaults. We conclude the thirty-day peaceable possession exception is not applicable. To accept the tenants' argument would mean an owner would lose the right to maintain a forcible entry action at any time in a month-to-month tenancy by failing to exercise the right of forcible entry and detainer immediately upon the first default.