Opinion ID: 2052352
Heading Depth: 1
Heading Rank: 2

Heading: Whether Hydes continued as lessees during the 1987 crop year.

Text: A lease for an agreed term is terminated by its expiration, without the need for action by either party. SDCL 43-32-22; Peterson v. Rogers, 347 N.W.2d 580 (S.D.1984). The five-year lease between Gerken and Hydes terminated December 24, 1986. Hydes had no further right to the property absent facts establishing a renewal of the lease. Hydes cite several statutes to support their claim that the lease carried over to 1987, despite the express termination of the written lease. SDCL 43-32-14 provides: If a lessee of real property remains in possession thereof after the expiration of the hiring and the lessor accepts rent from him, the parties are presumed to have renewed the hiring on the same terms and for the same time, not exceeding one year. Hydes claim that they remained in possession of the property by planting wheat with Gerken's permission and that Scott accepted the payment of rent by holding the check for a period of a month and one-half. The court found that Gerken consented to Hydes planting the winter wheat, but not to a continuation of the lease or possession by Hydes. Further, Scott did not accept the rent payment from Hydes as his attorney immediately responded to the check tendered by Hydes. This letter indicated Scott's unwillingness to accept the tender of rent from Hydes. Finally, Hydes knew that Gerken was selling the property to Scott and had no intention to continue the lease. The presumption of SDCL 43-32-14 is inapplicable under the facts of this case. Hydes also claim that SDCL 43-32-22.1 supports their argument: In the case of farm tenants, occupying and cultivating agricultural land of forty acres or more, under an oral lease, the tenancy shall continue for the following crop year upon the same terms and conditions as the original lease unless written notice for termination is given by either party to the other by November first, whereupon the tenancy shall terminate March first following; provided further, the tenancy shall not continue because of absence of notice in case there be default in the performance of the existing rental agreement. This statute deals with oral leases and is inapplicable in this case. No notice was necessary to terminate the five-year written lease. Hydes also claim that the common law doctrine of emblements entitles them to the 1987 crop. The doctrine of emblements protects the right of one who holds the land for an uncertain period. Bolzer v. Hamilton, 78 S.D. 388, 103 N.W.2d 183 (1960). The doctrine of emblements permits such a tenant to remove crops planted on the property prior to the termination. Id. The facts of this case do not support the doctrine of emblements. Though Hydes planted the winter wheat prior to the termination date of the tenancy, the period of the tenancy was certain. Clearly, Hydes accepted the known risk that the lease would terminate in 1986.