[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
This chapter is intended to provide a uniform and fair procedure governing the eviction of persons from Tribally held and/or managed residential properties when the cause for eviction is violation of a residential lease or for cause by a violation of a Grand Traverse Band of Ottawa and Chippewa Indians (GTB, Grand Traverse Band) Housing Department Policy and Procedure as established under the authority of the Native American Housing Assistance and Self-Determination Act, 25 U.S.C. § 4101 et seq. (NAHASDA).
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
(a) 
Eviction: the recovery of real property and the termination of any possessory interest in that property by operation of law.
(b) 
Tribally held or managed: Property under the control of the Grand Traverse Band through the GTB Housing Department. Tribally held property are units held and managed under NAHASDA authority as low rent units managed by the Housing Department. "Managed property" are units managed and held as "Mutual Help Homes" under the authority of NAHASDA. "Market Rentals" are units held and managed by the Housing Department outside the authority of NAHASDA.
(c) 
For cause: Any substantial violation of the GTB Housing Department policy and procedure, or violation of a residential lease.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
If after the date set forth in the GTB Housing Department's notice to quit possession of the property, the tenant remains in possession, the GTB Housing Department may file a complaint for eviction and such other relief as deemed just and proper, in the Tribal Court. The complaint shall state:
(a) 
The names of the adult tenant(s) against whom the suit is brought;
(b) 
A description of the rental agreement, if any;
(c) 
The address or reasonable description of the location of the premises;
(d) 
The grounds for eviction;
(e) 
A statement showing that the notice to quit and any required termination notices have been served in accordance with this ordinance or other applicable law;
(f) 
A statement of the relief demanded, including any claim(s) for possession of the dwelling unit, damages, fees, costs, or other special relief;
(g) 
If violation of a federal regulation is asserted as the grounds for eviction for cause, the federal regulation shall be cited; and
(h) 
The GTB Housing Department shall declare compliance with all regulatory processes prior to filing the complaint for eviction.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
(a) 
The Tribal Court shall, within 13 business days of filing, review the complaint for eviction and shall make findings regarding compliance with § 1003. If found in compliance, the complaint shall be served pursuant to § 1003 along with the Court's summons requiring the defendant to answer the complaint either in person or in writing on or before a date certain. In cases in which the grounds for eviction is for cause as defined herein, the answer shall be due no less than three, or more than five calendar days from the date of the summons. In all other cases, the answer shall be filed either in writing or in person within 10 calendar days of the date of the summons. Proof of service of the complaint and summons shall be required before proceeding.
(b) 
Any answer to the complaint shall state any and all defenses to be asserted as well as any factual disputes. When the defendant answers the complaint in person, a written rendering of the answer shall be served upon the plaintiff within five business days of receipt of the answer.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
(a) 
If the defendant timely files an answer either in person or in writing, the Court shall set a date for hearing at which the defendant shall appear and show cause why an order of eviction should not be entered. All parties shall be notified by the court of the date, time, and place of the hearing no less than three business days prior to the scheduled hearing.
(b) 
The hearing to show cause shall be held within 15 calendar days of the date of filing of the answer. If the hearing date falls on a weekend day or holiday, the hearing will held on the first business day following the weekend or holiday.
(c) 
If the stated cause for eviction is the non-payment of rents, the defendant may, for good cause shown and upon payment in full of all rents due from the date of filing of the complaint until the scheduled date of the show cause hearing may, at the court's discretion, obtain an extension of time for the hearing of no more than 15 additional days. There shall be no extension of time of hearing when the complaint alleges for cause grounds for eviction.
(d) 
The Court may, as a matter of discretion, or upon motion of either party, order the defendant to pay into an escrow account with the Court rents due for the occupancy of the property pending litigation. Upon final determination of the Court regarding eviction, the funds in escrow may be released entirely or in part to the plaintiff or its agent in satisfaction of terms of the lease or other GTB Housing Department agreement. Funds not released to the plaintiff or its agent pursuant to a final judgment shall be released to the defendant.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
The Court shall grant remedies provided within this ordinance unless clear and convincing evidence is presented demonstrating:
(a) 
The premises of the property that is the subject of the lease or other housing agreement are untenable, uninhabitable or present a condition constituting constructive eviction by the plaintiff or its agent and that defendant provided reasonable and proper notice to the plaintiff of the condition and that plaintiff failed to timely remedy any serious hazard to human health and safety. Infringement upon an aesthetic use of the property, whether adversely affecting the quiet use and enjoyment of the property by the defendant, shall not constitute a serious hazard.
(b) 
The plaintiff has failed or refused to make repairs for which plaintiff is responsible resulting in an adverse effect on defendant's quiet use and enjoyment of the property. Defendant must have provided the plaintiff notice of the defect and plaintiff either, without good cause, failed to make timely repairs or refused to repair the defect.
(c) 
There are monies due and owing to the defendant because defendant has been required to make repairs on conditions over which the plaintiff is responsible and plaintiff has, after reasonable notice, failed or refused to make the repairs. Sums owing to the defendant may be a complete or partial defense to complaint for eviction, but only to the extent that such sums set off monies validly owed to the defendant pursuant to the lease or other housing agreement. Eviction may be ordered after offset, if defendant fails or refuses to comply with the terms of the lease or other housing agreement.
(d) 
Due to improper conduct of plaintiff, there has been injury to the defendant or lawful members of the household to the degree that justice is served by modification or denial of remedies including but not limited to the equitable defenses of estoppel, laches, fraud, misrepresentation and breach of material obligations to public health and safety to a degree that offends community standards of peace and justice.
(e) 
Serious and material breach(es) of applicable housing federal and Tribal statutes by the plaintiff such that a grant of remedy would be adverse to justice and against public policy.
(f) 
The cause for eviction is apparently the race, color, national origin, religion, sex, familial status or handicap [The Fair Housing Act, 42 USCA § 3601 et seq.] of the defendant or lawful members of the household.
(g) 
The termination of the tenancy and/or housing agreement is clearly in retaliation for the defendant's assertion of rights under this ordinance or defendant's efforts to compel plaintiff to comply with responsibilities defined in this ordinance.
(h) 
Other material facts presented by the defendant that clearly demonstrate that eviction is unjust and contrary to public interest.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
Extensive, prolonged or time consuming discovery and pre-hearing procedures are impermissible except in the interest of justice and for good cause shown by the moving party. Extensions of time for discovery and pre-hearing shall only be granted upon written motion to the Court. Discovery shall be informal, and reasonably reciprocal, completed within five calendar days of the date of hearing. Discovery requests shall be made within three calendar days after the show cause hearing has been set. The court may enter reasonable orders requiring discovery or to protect the rights of the parties upon receipt of reasonable notice.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
The presentation and admission of evidence under this ordinance shall comport with the following:
(a) 
All relevant and material evidence may be admitted.
(b) 
The interests of justice and fairness shall be the determinative factors in ruling on challenges to the admissibility of evidence.
(c) 
The Court may avail itself of any recognized authoritative materials, books or documents to guide it in reaching a ruling on the admissibility of any evidence.
(d) 
Evidence of the customs, traditions and mores of Native American tribes, particularly those of the Ottawa and Chippewa, are admissible.
(e) 
The Court may admit reasonable and reliable hearsay evidence. Determinations regarding hearsay objections shall be based upon the materiality and relevance of the evidence under the circumstances. Evidence may be excluded if its probative value is outweighed by a substantial likelihood of prejudice, confusion, unfair surprise or misleading of the trier of fact. Hearsay is freely admissible when all parties to the hearsay are present before the court and qualified to testify regarding the hearsay evidence.
(f) 
Incident reports generated by law enforcement agencies shall be admissible hearsay under this ordinance.
(g) 
Upon request of any party, the Court may take judicial notice of specific facts which, by reason of common certainty in the community, are undisputable.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
The burden of proof for issuance of an order of eviction shall be a preponderance of the evidence that lawful reason exists to terminate the lease or other housing agreement.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
Judgment on eviction shall be rendered within five calendar days of the hearing to show cause and take the following forms:
(a) 
Order of eviction stating the date and time for complete delivery of the property to plaintiff.
(b) 
Grant of actual damages as provided for in the agreement of the parties or this ordinance, including interest.
(c) 
Order parties to execute an obligation required by law.
(d) 
Establish a payment plan for the defendant.
(e) 
Establish and grant power of attorney in another person or entity to fulfill the rights and/or obligations of either party.
(f) 
Remediate the action in part or in whole through appropriate recalculation of rents or sums due.
(g) 
Order the defendant to perform specific work for the plaintiff in consideration of sums due and/or damages.
(h) 
Order payment of attorneys' fees and, where allowed by law or agreement, costs and expenses of litigation.
(i) 
Order the parties into negotiations as provided for in this ordinance.
(j) 
Grant any other relief allowed in law or equity and provided for in this ordinance.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
If a defendant fails to answer the complaint for eviction or appear for the hearing to show cause, the Court shall enter a default judgment in favor of plaintiff which presumes all facts presented in the complaint to be true. If plaintiff fails to appear for the hearing to show cause, the Court may dismiss the complaint with or without prejudice.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
The judgment shall be in the form of an order and specifically state the relief granted but need not state findings of fact or law. The judgment may offer a brief statement in support of the order. The Court should, whenever possible, render an immediate judgment.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
The order of eviction may be executed by a duly authorized law enforcement officer or other officer of the Court, or one appointed by the Court for that purpose. Execution of an eviction order shall entail:
(a) 
Removal of the defendant and all members of that person's household from the dwelling with verbal notice not to return or re-enter the premises.
(b) 
Provision of a copy of the order of eviction to all adult tenants/occupants of the property.
(c) 
The posting of the order of eviction upon the door of the premises if no legal occupant of the property is present at the time of execution.
(d) 
Supervision of the removal of all possessions of the tenant and/or legal occupants.
(e) 
Judgment shall be executed within five days of the entry of judgment unless the order specifies a date certain for execution of the order. The person who executes the order of eviction shall make a report to the Court within 48 hours of the execution of the order. The report shall include the date and time of execution and a brief description of the action taken to execute the order. Failure to properly and timely execute an order of eviction in good faith shall be subject to payment of reasonable damages, costs and the expenses of either party arising directly from the failure to properly execute in good faith. Additionally a person who fails to properly execute an eviction order in good faith may be subject to suspension or termination from employment. This section shall apply to any judgment for the defendant obtained under this ordinance and the general civil procedure, small claims procedure of the Grand Traverse Band.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
If a judgment favors the plaintiff, the defendant may apply for a stay of execution of the eviction order if within five days of judgment being rendered, the following is established:
(a) 
Good and reasonable grounds affecting the well being of the defendant are stated;
(b) 
There would be no substantial prejudice or injury to the plaintiff during the period of the stay;
(c) 
Execution of the judgment could result in extreme hardship for the defendant(s); or
(d) 
A bond is posted or monies are paid to the Court, to satisfy the judgment or payment for the reasonable use and occupancy of the premises during the period of time following the judgment. No stay may exceed three months in the aggregate. The Court Clerk shall distribute such arrearages to the plaintiff in accordance with any order of the Court.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
Appeals under this ordinance shall be handled according to the general Tribal appellate provisions, with the exception that the party taking the appeal shall have only five days from the entry of the order of judgment to file an appeal. All orders from the Court will remain in effect during the pendency of an appeal under this ordinance unless otherwise ordered by the Court.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
Any miscellaneous complaint or claim including a complaint or claim by a tenant which does not fall within the procedures of this ordinance may be made under the general Tribal civil procedure code and/or Tribal small claims procedure code.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
Any notice to leave the premises shall be by written order of the Court, and shall be delivered to the defendant in the following manner:
(a) 
Delivery shall be made by:
(1) 
A law enforcement officer of the Tribe or an agency of the United States government; or
(2) 
Any person authorized by the Tribal Court.
(b) 
Delivery will be effective when it is:
(1) 
Personally delivered to a defendant with a copy delivered by mail; or
(2) 
Personally delivered to an adult living in the premises with a copy delivered by mail; or
(3) 
Personally delivered to an adult agent or employee of the defendant with a copy delivered by mail.
(c) 
If the notice cannot be given by means of personal delivery, or defendant cannot be found, the notice may be delivered by means of:
(1) 
Certified mail, return receipt requested, at the last known address of the plaintiff or defendant; or
(2) 
Securely taping a copy of the notice to the main entry door of the premises in such a manner that it is not likely to blow away, and by posting a copy of the notice in some public place near the premises, including a Tribal office or other commonly frequented place and by sending a copy first class mail, postage prepaid, addressed to the defendant at the premises.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
(a) 
Where the Court orders an eviction, and the defendant or any other occupant of the premises refuses to vacate voluntarily by the effective date of that order, the defendant or other occupants may be forcibly removed from the premises by a Tribal law enforcement officer. At the hearing where the eviction is ordered, the Court shall inform the defendant that if defendant does not vacate the premises voluntarily by the effective date, defendant and the other occupants will be subject to forcible eviction, and their property will be subject to storage, sale and disposal as set forth in Subsection (c) below.
(b) 
Following eviction, the Court may allow the GTB Housing Department or the United States government access to any property leased by either of them for purposes of preserving and securing it.
(c) 
Following forcible eviction of the defendant and/or other occupants, the former occupant's personal property shall be stored by the owner of the premises for at least five days, either on the premises or at another suitable location. In order to reclaim their property, the former occupants shall pay the reasonable costs of its removal and storage. If they do not pay such costs within five days, the owner is authorized to sell the property in order to recover those costs. The landlord shall not condition return of the former occupant's personal property on the payment of any costs or fees other than those of removal and storage of those personal possessions. Should the landlord attempt to condition return of personal; possessions on payment of any other cost or fee, the landlord shall forfeit his right to the costs of removal and storage. Upon request by the former occupants, the landlord shall provide them with pertinent information concerning the sale, including the time, date and location. Any proceeds from the sale in excess of the storage and removal costs shall be remitted to the former occupants. Nothing in the section shall be construed to prevent the former occupants from reclaiming property remaining after the sale if they can arrange to do so in a manner satisfactory to the owner. If the abandoned property is of cultural, religious, or ceremonial significance, the landlord shall have an affirmative duty to locate next of kin and/or contact the Tribe in order to return these items.
(d) 
A copy of the police report be attached to executor's report to the court.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
No landlord may compel a tenant to vacate any premises in a forceful fashion or way which causes a breach of the peace. All landlords shall give a notice to quit and obtain a court order as provided in this ordinance.
[History: Tribal Act #05-23.1501 enacted by Tribal Council on October 19, 2005.]
(a) 
Security Deposit Limits. A landlord may demand a security deposit of an amount equal to $100 or one month's periodic rent, whichever is greater, which may be in addition to the current month's rent. Additional security deposits may be allowed for special circumstances such as animals or pets or tenant history or prior damages.
(b) 
Payment of Security Deposit at Termination of Tenancy. The person who is the landlord at the time a tenancy is terminated shall pay to the tenant or former tenant the amount of the security deposit that was deposited by the tenant with the person who was landlord at the time such security deposit was deposited less the value of any damages which any person who was a landlord of such premises at any time during the tenancy of such tenant, has suffered as a result of such tenant's failure to comply with such tenant's obligations. Damages shall not include normal wear and tear.
(c) 
Action to Reclaim Security Deposit. Any tenant may bring a civil action in Tribal Court to reclaim any part of his security deposit which may be due.