Opinion ID: 1288535
Heading Depth: 1
Heading Rank: 4

Heading: death of lessee

Text: In light of its holding that the leases were terminable at will, the Court of Appeals did not address Diss's contention that, upon the death of a tenant, the lease may be renewed by the heirs. Diss correctly cites the general rule that the death of a tenant holding a lease for a term of years does not terminate a tenancy. [8] See Charles v. Byrd, 29 S.C. 544, 8 S.E. 1 (1888); Annot: Death of Lessee as Terminating Lease, 42 A.L.R.4th 963; 51 C.J.S. Landlord and Tenant § 92. However, we find that, although the lease does not terminate on a lessee's death, the lease passes to the estate or heirs only until the expiration of the current lease period. See Joint Properties Owners v. Deri, 113 A.D.2d 691, 497 N.Y.S.2d 658 (1986) (residential lease is not a property right that devolves upon death to be passed from one generation to another. Landlord has right to choose to whom he wishes to lease property). See also Sherman v. Carlin, 46 Ohio App.3d 149, 546 N.E.2d 433 (1988); Gleason v. Tompkins, 84 Misc.2d 174, 375 N.Y.S.2d 247 (1975). Lessees cite 51C C.J.S. Landlord and Tenant § 58(2) for the proposition that legal successors stand in the same position as the original parties with respect to renewal of the lease. See also Taylor v. King Cole Theatres, 183 Va. 117, 31 S.E.2d 260 (1944); First-Citizens Bank v. Frazelle, 226 N.C. 724, 40 S.E.2d 367 (1946). However, the benefit of a covenant to renew passes by assignment only in the absence of a contractual restriction. 51C C.J.S. Landlord and Tenant § 58(2). Here, the lease by its terms is personal to the Lessee, and may not be assigned without consent of the Lessor. Such restrictions have been found to prohibit renewal by the heirs/assigns. Edwards v. Tobin, 132 Or. 38, 284 P. 562 (1930); Gleason v. Tompkins, supra ; Geyer v. Lietzan, 103 N.E.2d 199, 230 Ind. 404 (1952). The Court of Appeals correctly held that, upon a tenant's death, the heirs may enjoy the balance of an existing term.