33-2143

33-2143. Termination or nonrenewal of rental
agreement by landlord; noncompliance with rental agreement by
tenant; failure to pay rent; notice; damages; definition

A. Except as provided in subsection F of this section, the landlord shall specify
the reason or reasons for the termination or nonrenewal of any tenancy subject to this
chapter. The reason or reasons relied on for the termination or nonrenewal shall be
stated in writing with specific facts, so that the date, place and circumstances
concerning the reason or reasons for termination or nonrenewal can be determined.
Reference to or recital of the language of this chapter, or both, is not sufficient
compliance with this subsection.

B. Except as provided in subsection F of this section, the landlord shall not
terminate or refuse to renew a rental agreement without good cause.

C. The landlord's right to terminate or to refuse to renew a rental agreement
pursuant to subsection B of this section does not arise until the landlord has complied
with subsection D, E or F of this section.

D. Except as otherwise prohibited by law:

1. If there is a material noncompliance by the tenant with the rental agreement,
the landlord shall deliver a written notice to the tenant specifying the acts and
omissions constituting the breach and that the rental agreement will terminate on a date
not less than thirty days after receipt of the notice if the breach is not remedied in
fourteen days.

2. If there is a noncompliance by the tenant materially affecting health and
safety, the landlord may deliver a written notice to the tenant specifying the acts and
omissions constituting the breach and that the rental agreement will terminate on a date
not less than twenty days after receipt of the notice if the breach is not remedied in
ten days. If the breach is remediable by repair or the payment of damages or otherwise,
and the tenant adequately remedies the breach before the date specified in the notice,
the rental agreement does not terminate.

3. If there is a noncompliance by the tenant that is both material and irreparable,
including an unlawful discharge of a weapon, prostitution as defined in section 13-3211,
the unlawful manufacture, sale, use, storage, transfer or possession of a controlled
substance as defined in section 13-3451, the infliction of serious bodily harm, assault
as prescribed in section 13-1203 or any other action that involves imminent serious
property damage, the landlord may deliver a written notice for immediate termination of
the rental agreement and proceed in a special detainer action pursuant to section
33-1485.

4. If a tenant engages in repetitive conduct that is the subject of notices under
this subsection, after two incidents of the same type documented by the landlord within a
twelve month period or after receipt by the landlord of two written complaints from other
tenants about the repetitive conduct within a twelve month period, the landlord may
deliver a written notice to the tenant specifying the repetitive conduct and the
documentation and advising the tenant that on documentation of the next incident of the
same type final notice will be given and the rental agreement or tenancy will be
terminated thirty days after the date of the notice.

5. If a tenant has been involved in three or more documented incidents of conduct
of any type described in this section within a twelve month period, the landlord may
deliver a written notice to the tenant specifying the conduct and the documentation and
advising the tenant that on documentation of the next incident final notice will be given
and the rental agreement or tenancy will be terminated thirty days after the date of the
notice.

E. If rent is unpaid when due and the tenant fails to pay rent within five days
after written notice by the landlord of nonpayment and the landlord's intention to
terminate the rental agreement if the rent is not paid within that period of time, the
landlord may terminate the rental agreement. Before judgment in an action brought by the
landlord under this subsection, the tenant may have the rental agreement reinstated by
tendering the past due but unpaid periodic rent, reasonable attorney fees incurred by the
landlord and court costs, if any.

F. Except for those recreational vehicles that are park trailers as prescribed in
section 33-2102, a landlord may refuse to renew a rental agreement without good cause by
serving written notice to the tenant at least ninety days before the end of the rental
agreement. In that event, the tenant must vacate the premises on or before the end of the
rental agreement. For park trailers only, a landlord may refuse to renew or may terminate
a rental agreement only with good cause.

G. For the purposes of this section, "good cause" means:

1. Noncompliance with any provision of the rental agreement.

2. Nonpayment of rent.

3. Clear and convincing evidence that a tenant has repeatedly violated this chapter
and established a pattern of noncompliance with this chapter.

4. Change in use of land.