LODGINGS, or the use of part of another person's house, when occupied, conctitute the relation of landlord and tenant between the parties. Lodgings being generally taken by the week, or month, or quurter, it is not necessary that the contract should ba by writing, though it Is expedient, especially where any particular stipulations are. made. But where a furnished house is let, and a written agreement or lease is used, it is absolutely necessary that there should be a stamp on such writing, which must be canceled by the parties under a penalty of £5 besides stamp-duty; and house-agents. who let furnished houses above £25 for hire, must now take out an annual license, and. pay duty. In England, the chief points of law which arise are as follows: One of the risks which the lodger runs is that, if his landlord, L, is himself a tenant to A, some body else, then, if L's rent is in arrear, the lodger's goods may be taken by A to pay- this, for the rule is, that all goods found on the premises, to whomsoever belonging, may be seized to pay arrears of rent, and it is immaterial whether the landlord A, who. distrains, knows they are not L's, but the lodger's goods. The only remedy in such a case for the lodger is to deduct the amount of loss from the next rent he pays to L for lodgings. Hence, in order to learn whether the above tisk is impending, a lodger frequently inquires beforehand at the landlord of the house, A, and the tax collectors, whether rent, etc., is in arrear. .A. lodginghouse keeper, even where he keeps a board ing-house, which nearly resembles an inn, is not liable for the safe custody of the lodger's goods. He is merely liable for ordinary care; but he does not warrant at all hazards that the goods will not be stolen, as an innkeeper (q.v.) does. Even if the lodger's goods are stolen by a servant of the house, the lodginghouse keeper is not liable. The notice to quit depends on how the lodgings were taken. If tiny were taken
by the week, a week's notice is sufficient; if by the month. a month's; and if by the quarter, a quarter's notice, unless some other agreement was made. Hence, if the lodger quit without notice, he is liable for one week's, or month's, etc., rent, even though the landlord put a notice in the window. The lodging-house keepet may distrairt the lodger's goods for unpaid rent. When a lodger refuses to quit the lodgings after a notice lias expired, lie cannot be put out by force, but in many cases a summary remedy is given for recovering possession. In Scotland, the lodger's goods cannot be taken by the landlord of the lodging-house keeper for rent. A lodger, whatever rent he pays, yet not being rated to the poor, etc., is not entitled to vote for members of parliament; though it is said that in Scotland a different practice prevails in some places (Burton's Law of Scotland, 33). 00171M071 lodging-houses, where poor people lodge by the night, have recently been subjected to state interference; and by statutes 14 and 15 Viet. c. 28, and 16 and 17' Viet. c. 41, the keepers of such lodging-houses must register them. They are liable to be inspected by an officer of the board of health for sanitary purposes, and the keepers are bound, on notice, to report to the local authority every person who resorted to their houses during the preceding day or night, The keepers are bound to thoroughly cleanse all the rooms, stairs, etc., as often as by-laws shall direct, and to keep a proper supply of water. If fever break out, notice must be given to the local authority. These duties are enforced by means of penalties. These statutes were extended to Ireland by the statutes 23 and 24 Viet. c. 26.