Alaska Landlord-Tenant Law

This chapter shall be liberally construed and applied to promote its underlying purposes and policies. The underlying purposes and policies of this chapter are: (1) to simplify, clarify, modernize, and revise the law governing the rental of dwelling units and the rights and obligations of landlords and tenants; (2) to encourage landlords and tenants to maintain and improve the quality of housing; and (3) to make uniform the law with respect to the subject of this chapter among those states which enact it. Unless displaced by the provisions of this chapter, the principles of law and equity, including the law relative to capacity to contract, principal and agent, real property, public health, safety and fire prevention, estoppel, fraud, misrepresentation, duress, coercion, mistake, bankruptcy, or other validating or invalidating cause supplement its provisions.

(a) A landlord and tenant may include in a rental agreement terms and conditions not prohibited by this chapter or other rule of law, including rent, term of the agreement, and other provisions governing the rights and obligations of the parties. (b) In the absence of agreement, rent is payable at the beginning of any term of one month or less and otherwise in equal monthly installments at the beginning of each month. Rent is uniformly apportionable from day to day. (c) If a rental agreement contains a provision that conflicts with this chapter, the provision is void and unenforceable. (d) Except as provided in AS 34.03.100(b) and (c) and AS 34.03.130, a landlord and tenant may not agree to modify or waive the provisions of this chapter. (e) If required by the landlord, the landlord and the tenant shall include within the rental agreement, incorporate by reference in the rental agreement, or add as a separate attachment to the rental agreement a premises condition statement, setting out the condition of the premises, including fixtures but excluding reference to any of the other contents of the premises, and, if applicable, a contents inventory itemizing or describing all of the furnishings and other contents of the premises and specifying the condition of each of them. In the premises condition statement and contents inventory, the landlord and tenant shall describe the premises and its contents at the commencement of the term of the period of the occupancy covered by the rental agreement. When signed by the landlord and tenant, the premises condition statement and contents inventory completed under this subsection become part of the rental agreement.

(a) If the landlord does not sign and deliver a written rental agreement that has been signed and delivered to the landlord by the tenant, and the landlord accepts rent without reservation, the rental agreement as signed and delivered by the tenant is the rental agreement. (b) If the tenant does not sign and deliver a written rental agreement that has been signed and delivered to the tenant by the landlord, and the tenant pays rent without reservation, the rental agreement as signed and delivered by the landlord is the rental agreement. (c) If a rental agreement contains a provision enabling the landlord to maintain an action against the tenant in a court of law, that provision is void and unenforceable.

(a) A rental agreement may not provide that the tenant agrees to waive or forego rights or remedies under this chapter, authorizes a person to confess judgment on a claim arising out of the rental agreement, agrees to pay the landlord's attorney fees, or agrees to the exculpation or limitation of any liability of the landlord arising under law or to indemnify the landlord for that liability or the costs connected with the liability. (b) A provision prohibited by (a) of this section included in a rental agreement is void. If a landlord knowingly uses a rental agreement containing provisions known by the landlord to be prohibited, the tenant may recover actual damages.

A covenant or agreement by the tenant to pay rent is not independent of a covenant or agreement of the landlord to maintain the premises in a fit and habitable condition. All covenants and agreements to maintain the premises are mutually dependent.

(a) Unless the rental agreement provides otherwise, the tenant may not sublet the premises without the landlord's written consent. The landlord may not unreasonably withhold consent if the prospective subtenant meets reasonable standards established by the landlord. (b) If the tenant subleases the premises with the landlord's consent, the tenant is not released from the tenant's obligations under the rental agreement unless the landlord agrees otherwise in writing. (c) If a prospective subtenant submits a written offer to sublease and the landlord fails to reply in writing within 14 days, the landlord is considered to have consented to the sublease.

(a) Except as provided in (h) of this section, a landlord may not demand or receive prepaid rent or a security deposit, however denominated, in an amount or value in excess of two months' periodic rent. This section does not apply to rental units where the rent exceeds $2,000 a month. (b) Upon termination of the tenancy, property or money held by the landlord as prepaid rent or as a security deposit may be applied to the payment of accrued rent and the amount of damages that the landlord has suffered by reason of the tenant's noncompliance with AS 34.03.120. The accrued rent and damages must be itemized by the landlord in a written notice mailed to the tenant's last known address within the time limit prescribed by (g) of this section. In this subsection, "damages" (1) means deterioration of the premises and, if applicable, of the contents of the premises; (2) does not include deterioration (A) that is the result of normal wear and tear; (B) caused by the landlord's failure to prepare for expected conditions or by the landlord's failure to comply with an obligation of the landlord imposed by this chapter. (c) All money paid to the landlord by the tenant as prepaid rent or as a security deposit shall be promptly deposited by the landlord, wherever practicable, in a trust account in a bank, savings and loan association, or licensed escrow agent, and the landlord shall provide to the tenant the terms and conditions under which the prepaid rent or security deposit may be withheld. The landlord may not commingle prepaid rent and security deposits with other funds. The landlord may not use money held for one tenant to refund the security deposit of another tenant, apply to payment of another tenant's accrued rent, or apply to damages suffered by the landlord because of another tenant's noncompliance. (g) If the landlord or tenant gives notice that complies with AS 34.03.290, the landlord shall mail the written notice and refund within 14 days after the tenancy is terminated and possession is delivered by the tenant, except the landlord shall have 30 days after the tenancy is terminated to mail the refund if costs are deducted for damages. If the tenant does not give notice that complies with AS 34.03.290, the landlord shall mail the written notice and refund within 30 days after the tenancy is terminated, possession is delivered by the tenant, or the landlord becomes aware that the dwelling unit is abandoned. (h) Notwithstanding the limitation in (a) of this section, a landlord may demand or receive an additional security deposit from a tenant who has a pet on the premises that is not a service animal. The additional security deposit may not exceed the periodic rent for one month and may be applied only to the amount of damages directly related to the pet. (i) In this section, "normal wear and tear" means deterioration that occurs from the intended use of the rental unit and without negligence, carelessness, accident, misuse, or abuse of the premises or contents by the tenant, members of the household, or guests. "Service animal" means an animal individually trained to do work or perform tasks directly related to and for the benefit of an individual with a disability.

(a) The landlord or any person authorized to enter into a rental agreement on behalf of the landlord shall disclose to the tenant in writing at or before the commencement of the tenancy: (1) the name and address of the person authorized to manage the premises; and (2) the name and address of the owner of the premises or a person authorized to act for and on behalf of the owner for the purpose of service of process and for the purpose of receiving and receipting notices and demands. (b) The information required by (a) of this section shall be kept current and shall be enforceable against the landlord. A person who fails to comply with (a) of this section becomes an agent of each person who is a landlord for the purpose of service of process and receiving and receipting for notices and demands.

(a) At the commencement of the term the landlord shall deliver possession of the premises to the tenant in compliance with the rental agreement and AS 34.03.100. The landlord may, after serving a notice to quit under AS 09.45.100–09.45.105 to a person who is wrongfully in possession, bring an action for possession against any person wrongfully in possession. (b) The tenant shall acknowledge or verify by the tenant's signature the accuracy of the premises condition statement and contents inventory prepared under AS 34.03.020(e). The premises condition statement and contents inventory (1) may be used by the landlord or tenant as the basis to determine whether prepaid rent or a security deposit shall be applied to the payment of damages to the premises; and (2) is, in an action initiated by a party to recover damages, presumptive evidence of the condition of the premises and its contents at the commencement of the term.

(a) The landlord shall (1) make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition; (2) keep all common areas of the premises in a clean and safe condition; (3) maintain in good and safe working order and condition all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, kitchen, and other facilities and appliances, including elevators, supplied or required to be supplied by the landlord; (4) provide and maintain appropriate receptacles and conveniences for the removal of ashes, garbage, rubbish, and other waste incidental to the occupancy of the dwelling unit and arrange for their removal; (5) supply running water and reasonable amounts of hot water and heat at all times, insofar as energy conditions permit, except where (A) the building is so constructed that heat or hot water is generated by an installation within the exclusive control of the tenant and supplied by a direct public utility connection; or (B) the premises do not have a well or water provided by a direct public utility connection and the rental agreement specifically states that the duty of the landlord to supply running water or hot water is waived by the tenant; (6) if requested by the tenant, provide and maintain locks and furnish keys reasonably adequate to ensure safety to the tenant's person and property; and (7) provide smoke detection devices and carbon monoxide detection devices as required under AS 18.70.095. (b) The landlord and tenant of a single or two-family residence may agree in writing that the tenant is to perform the landlord's duties specified in (a)(4), (5), (6), and (7) of this section. A tenant may agree to perform the duties specified in (a)(3) in rental units where the rent exceeds $2,000 a month. Agreements are allowed under this subsection only if the transaction is entered into in good faith and not for the purpose of evading the obligations of the landlord.

(a) Unless otherwise agreed, a landlord who conveys premises that include a dwelling unit subject to a rental agreement in a good faith sale to a bona fide purchaser is relieved of liability under the rental agreement and this chapter as to events occurring subsequent to written notice to the tenant of the conveyance. However, the landlord remains liable for any security deposit, prepaid rent, or interest thereon until the security deposit and prepaid rent are transferred to the purchaser and the tenant is notified of the transfer in writing. If the transferring landlord fails to transfer these funds, the landlord and the purchaser shall be jointly liable for the return of the funds to the tenant. (b) Unless otherwise agreed, a manager of premises that include a dwelling unit is relieved of liability under the rental agreement and this chapter as to events occurring after written notice to the tenant of the termination of the manager's management.

(a) The tenant (1) shall keep that part of the premises occupied and used by the tenant as clean and safe as the condition of the premises permits; (2) shall dispose all ashes, rubbish, garbage, and other waste from the dwelling unit in a clean and safe manner; (3) shall keep all plumbing fixtures in the dwelling unit or used by the tenant as clean as their condition permits; (4) shall use in a reasonable manner all electrical, plumbing, sanitary, heating, ventilating, air-conditioning, kitchen, and other facilities and appliances, including elevators, in the premises; (5) may not deliberately or negligently destroy, deface, damage, impair, or remove a part of the premises or knowingly permit any person to do so; (6) may not unreasonably disturb, or permit others on the premises with the tenant's consent to unreasonably disturb, a neighbor's peaceful enjoyment of the premises; (7) shall maintain smoke detection devices and carbon monoxide detection devices as required under AS 18.70.095; (8) may not, except in an emergency when the landlord cannot be contacted after reasonable effort to do so, change the locks on doors of the premises without first securing the written agreement of the landlord and, immediately after changing the locks, providing the landlord a set of keys to all doors for which locks have been changed; in an emergency, the tenant may change the locks and shall, within five days, provide the landlord a set of keys and written notice of the change; (9) may not unreasonably engage in conduct, or permit others on the premises to engage in conduct, that results in the imposition of a fee under a municipal ordinance adopted under AS 29.35.125; and (10) may not allow the number of individuals occupying the premises to exceed the number allowed by applicable law, by a covenant limiting the landlord's use of the premises, or the rental agreement. (b) The tenant may not engage in or permit others to engage in prostitution or an illegal activity at the premises. (c) When terminating the tenancy, the tenant shall leave the premises in substantially the same condition, except for normal wear and tear, as the condition of the premises at the beginning of the tenancy, including, in the landlord's discretion, professionally cleaning the carpets if the carpets were professionally cleaned immediately before the tenancy began.

(a) A landlord, from time to time, may adopt rules or regulations concerning the tenant's use and occupancy of the premises. A rule or regulation is enforceable against the tenant only if its purpose is to promote the convenience, safety, or welfare of the tenants in the premises; it is reasonably related to the purpose for which it is adopted; it applies to all tenants in the premises in a fair manner; it is sufficiently explicit in its prohibition, direction, or limitation of the tenant's conduct to fairly inform the tenant of what the tenant must or must not do to comply; it is not for the purpose of evading the obligations of the landlord; and the tenant has notice of it at the time the tenant enters into the rental agreement, or when it is adopted. (b) A rule or regulation adopted after the tenant enters into the rental agreement is not valid unless the tenant consents to it in writing.

(a) The tenant shall not unreasonably withhold consent to the landlord to enter into the dwelling unit in order to inspect the premises, make necessary or agreed repairs, decorations, alterations, or improvements, supply necessary or agreed services, or exhibit the dwelling unit to prospective or actual purchasers, mortgagees, tenants, workmen, or contractors. (b) The landlord may enter the dwelling unit without consent of the tenant in case of emergency. The landlord shall not abuse the right of access or use it to harass the tenant. Except in case of emergency or if it is impracticable to do so, the landlord shall give the tenant at least 24 hours' notice of intention to enter and may enter only at reasonable times.

Unless otherwise agreed, a tenant shall occupy the dwelling unit only as a residence.

(a) If the landlord fails to deliver possession of the dwelling unit to the tenant as provided in AS 34.03.090, rent abates until possession is delivered and the tenant may (1) terminate the rental agreement upon at least five days' written notice to the landlord and upon termination the landlord shall return all prepaid rent and security deposits; or (2) demand performance of the rental agreement by the landlord and, if the tenant elects, maintain an action for possession of the dwelling unit against the landlord or any person wrongfully in possession and recover the damages sustained. (b) If a person's failure to deliver possession is willful and not in good faith, an aggrieved person may recover from that person an amount not more than one and one-half times the actual damages.

(a) If the rental agreement requires the tenant to give notice before vacating the premises at the end of the term, and the tenant fails to give the required notice, the landlord may recover from the tenant the lesser of one month's rent or rent for the period notice was required. (b) If the tenant abandons the dwelling unit, the landlord shall make reasonable efforts to rent it at a fair rental. If the landlord rents the dwelling unit at a rental price less than the contract rental, the tenant is not liable for the difference. The landlord may recover from the departing tenant the difference between the contract rental and the rental actually received from the new tenant. Nothing in this subsection creates a duty not imposed by law on the landlord to mitigate damages. (c) If the tenant abandons the dwelling unit, the landlord may recover actual damages and obtain injunctive relief for a violation of the rental agreement or AS 34.03.120.

(a) If the landlord fails to comply with the rental agreement or AS 34.03.100, and the reasonable cost of compliance is less than $500 or one month's periodic rent, whichever is greater, the tenant may recover damages for the diminution in the fair rental value of the dwelling unit or repair the deficiency and deduct the cost of the repair from the rent. (b) The tenant's rights under (a) of this section do not arise until the tenant has given the landlord notice of the deficiency and the landlord has had a reasonable time to comply. The tenant may not deduct from rent under (a) of this section more than one month's periodic rent. (c) The tenant may not exercise the rights under (a) of this section more than once in any 12-month period.

(a) If the landlord fails to supply running water, hot water, heat, sanitary facilities, or another essential service, the tenant may give written notice to the landlord specifying the breach. If the landlord does not comply within a reasonable period of time, the tenant may (1) procure reasonable substitute housing during the period of the landlord's noncompliance, in which case the landlord is liable for the difference between the periodic rent and the reasonable value of the substitute housing; (2) deduct from the rent the cost of obtaining reasonable essential services not provided by the landlord; or (3) recover damages based on the diminution in the fair rental value of the dwelling unit. (b) In determining what is a reasonable period of time, the court shall consider the seriousness of the deficiency and the reasonable availability of materials and labor.

(a) If the dwelling unit or premises are damaged or destroyed by fire or casualty to an extent that enjoyment of the dwelling unit is substantially impaired, the tenant may (1) immediately vacate the premises and notify the landlord in writing within 14 days thereafter of the tenant's intention to terminate the rental agreement, in which case the rental agreement terminates as of the date of vacating; or (2) if continued occupancy is lawful, vacate any part of the dwelling unit rendered unusable by the fire or casualty and in that event the liability of the tenant for rent is reduced in proportion to the diminution in the fair rental value of the dwelling unit. (b) If the rental agreement is terminated, the landlord shall return all prepaid rent and security deposits and interest recoverable by the tenant under AS 34.03.070. Accounting for rent in the event of termination or apportionment shall occur as of the date of the casualty.

If the landlord unlawfully removes or excludes the tenant from the premises or willfully diminishes services to the tenant by interrupting or causing the interruption of electric, gas, water, sanitary, or other essential service to the tenant, the tenant may recover possession or terminate the rental agreement and, in either case, recover an amount not to exceed one and one-half times the actual damages. If the rental agreement is terminated, the landlord shall return all prepaid rent, security deposits, and interest recoverable by the tenant under AS 34.03.070.

(a) Except as provided in this chapter, (1) if the tenant or someone in the tenant's control deliberately inflicts substantial damage to the premises in breach of AS 34.03.120(a)(5) or the tenant engages in or permits another to engage in prostitution or another illegal activity at the premises in breach of AS 34.03.120(b), the landlord may deliver a written notice to quit specifying the act or activity constituting the breach and specifying that the rental agreement will terminate on a date not less than 24 hours or more than five days after service of the notice; for purposes of this paragraph, damage to premises is "substantial" if the loss, destruction, or defacement of property attributable to the deliberate infliction of damage exceeds $400; (2) if there is a material noncompliance by the tenant with the rental agreement, or noncompliance with AS 34.03.120 materially affecting health and safety, the landlord may deliver a written notice to quit specifying the acts and omissions constituting the breach and specifying that the rental agreement will terminate on a date not less than 10 days after service of the notice; if the breach is not remedied, the rental agreement terminates as provided in the notice; if the breach is remediable by repairs or the payment of damages and the tenant adequately remedies the breach before the date specified in the notice, the rental agreement will not terminate; in the absence of due care by the tenant, if substantially the same act or omission recurs within six months, the landlord may terminate the rental agreement upon at least five days' written notice. (b) If rent is unpaid when due and the tenant fails to pay rent within seven days after written notice by the landlord of nonpayment and the landlord's intention to terminate the rental agreement if rent is not paid within that period, the landlord may terminate the rental agreement. (c) Except as provided in this chapter, the landlord may recover actual damages and obtain injunctive relief for any noncompliance by the tenant with the rental agreement or AS 34.03.120. (e) If a public utility providing electricity, natural gas, or water to the premises discontinues the service due to the failure of the tenant to pay for the utility service, the landlord may deliver a written notice to quit advising that the tenancy will terminate five days after service of the notice. If within three days the tenant reinstates the discontinued service and repays the landlord for any amounts paid by the landlord to reinstate service, and if damage did not occur as a result of the discontinuance, the rental agreement will not terminate.

(a) A mobile home park operator may evict a mobile home or a mobile home park dweller or tenant only for one of the following reasons: (1) the mobile home dweller or tenant has defaulted in the payment of rent owed; (2) the mobile home dweller or tenant has been convicted of violating a federal or state law or local ordinance, and that violation is continuing and is detrimental to the health, safety, or welfare of other dwellers or tenants in the mobile home park; (3) the mobile home dweller or tenant has violated a provision of the rental agreement or lease signed by both parties and not prohibited by law including rent and the terms of agreement; and (4) a change in the use of the land comprising the mobile home park, or the portion of it on which the mobile home to be evicted is located; however, all dwellers or tenants so affected by a change in land use shall be given notice of that change at least 270 days before the date that the dwelling is required to be removed from the park.

All liens of a landlord on the property of a tenant, whether created by contract or arising by operation of law, are abolished.

If the rental agreement is terminated, the landlord may have a claim for possession and for rent and a separate claim for actual damages for breach of the rental agreement.

A landlord may not recover or take possession of the dwelling unit by self-help or by force, intimidation, or other unlawful means.

(a) The landlord or the tenant may terminate a week-to-week tenancy by a written notice given to the other at least 14 days before the termination date. (b) The landlord or the tenant may terminate a month-to-month tenancy by a written notice given to the other at least 30 days before the rental due date specified in the notice. (c) If the tenant remains in possession without the landlord's consent after expiration of the term of the rental agreement or after its termination, the landlord may bring an action for possession and if the tenant's holdover is willful and not in good faith the landlord may recover an amount not to exceed one and one-half times the actual damages.

If the tenant refuses to allow lawful access, the landlord may obtain injunctive relief to compel access or terminate the rental agreement. In either case, the landlord may recover actual damages and reasonable attorney fees.

In an action for rent by the landlord when the tenant is in possession, the tenant may counterclaim for any amount the tenant may recover under the rental agreement or this chapter. In that case the court at trial shall determine the amount due either party and enter judgment for the balance. If the defense or counterclaim by the tenant is without merit and is instituted primarily for delay or to harass the landlord, the landlord may recover reasonable attorney fees.

(a) While rent is current, the landlord or the tenant may terminate a week-to-week tenancy by a written notice given to the other at least 14 days before the termination date specified in the notice. (b) The landlord or the tenant may terminate a month-to-month tenancy by a written notice given to the other at least 30 days before the rental due date specified in the notice. (c) If the tenant remains in possession without the landlord's consent after expiration of the term of the rental agreement or after its termination under (a) or (b) of this section, the landlord may, after serving a notice to quit to the tenant under AS 09.45.100–09.45.105, bring an action for possession and if the tenant's holdover is willful and not in good faith the landlord, in addition, may recover an amount not to exceed one and one-half times the actual damages. If the landlord consents to the tenant's continued occupancy, AS 34.03.020 applies.

(a) Except as provided in this section, a landlord may not retaliate by increasing rent or decreasing services or by bringing or threatening to bring an action for possession after the tenant has (1) complained to a governmental agency charged with responsibility for enforcement of a building or housing code of a violation applicable to the premises materially affecting health and safety; (2) complained to the landlord of a violation under AS 34.03.100; or (3) organized or become a member of a tenant's union or similar organization. (b) If the landlord acts in violation of (a) of this section, the tenant is entitled to the remedies provided in AS 34.03.190 and has a defense in retaliatory eviction. (c) Notwithstanding (a) of this section, a landlord may bring an action for possession if the tenant is in default in rent, materially breaching the rental agreement, or damaging the premises beyond ordinary wear and tear.

(a) A right or obligation declared by this chapter is enforceable by action unless the provision declaring it specifies a different and limited effect. (b) This chapter does not prevent a local government unit from adopting ordinances, regulations, or rules governing landlord-tenant relationships that are not inconsistent with this chapter.

This chapter does not apply to (1) occupancy under a contract of sale of a dwelling unit or the property of which it is a part, if the occupant is the purchaser or a person who succeeds to the purchaser's interest; (2) occupancy by a member of a fraternal or social organization in the portion of a structure operated for the benefit of the organization; (3) transient occupancy in a hotel or motel; (4) occupancy in a rooming or boarding house; (5) occupancy by an employee of a landlord whose right to occupancy is conditioned upon employment substantially for services, maintenance, or repair to the premises; (6) occupancy by an owner of a condominium unit or a holder of a proprietary lease in a cooperative; or (7) occupancy under a rental agreement covering premises used by the occupant primarily for agricultural purposes.

(a) The remedies provided by this chapter shall be administered so that an aggrieved party may recover appropriate damages. An aggrieved party has a duty to mitigate damages. (b) Any right or obligation declared by this chapter is enforceable by action unless the provision declaring it specifies a different and limited effect.

In an action initiated by a party to recover damages or to obtain other relief to which a party may be entitled under this chapter, a premises condition statement and contents inventory prepared under AS 34.03.020(e) is presumptive evidence of the condition of the premises and its contents at the commencement of the term of the period of occupancy covered by the rental agreement between the parties.

A claim or right arising under this chapter or on a rental agreement, if disputed in good faith, may be settled by agreement.

(a) If a court as a matter of law finds that a rental agreement or any provision thereof was unconscionable when made, the court may refuse to enforce the rental agreement, enforce the remainder of the rental agreement without the unconscionable provision, or limit the application of any unconscionable provision to avoid an unconscionable result. (b) If unconscionability is put in issue, the parties shall be afforded a reasonable opportunity to present evidence as to the setting, purpose, and effect of the rental agreement to aid the court in making the determination.

In this chapter: (1) "abandonment" means that the tenant has left the dwelling unit and the tenant's personal belongings in it and has been absent for a continuous period of seven days or longer without giving notice under AS 34.03.150 and has defaulted in the payment of rent; (2) "building and housing codes" include any law, ordinance, or governmental regulation concerning fitness for habitation, or the construction, maintenance, operation, occupancy, use, or appearance of a premise or dwelling unit; (3) "dwelling unit" means a structure or a part of a structure that is used as a home, residence, or sleeping place by one person who maintains a household or by two or more persons who maintain a common household, and includes mobile homes, and if located in a mobile home park, the lot or space upon which a mobile home is placed; (4) "fair rental value" means the average rental rate in the community for available dwelling units of similar size and features; (5) "good faith" means honesty in fact in the conduct of the transaction concerned; (6) "landlord" means the owner, lessor, or sublessor of the dwelling unit or the building of which it is a part, and it also means a manager of the premises who fails to disclose as required by AS 34.03.080; (7) "mobile home" means a factory-assembled structure or structures equipped with the necessary service connections and made so as to be readily movable as a unit or units on its own running gear and designed to be used as a dwelling unit; (8) "mobile home park" means a place where four or more mobile homes are located and which is used as a residence; (9) "mobile home park operator" means a landlord of a mobile home park; (10) "organization" includes a corporation, government, governmental subdivision or agency, business trust, estate, trust, partnership, association, two or more persons having a joint or common interest, and any other legal or commercial entity; (11) "owner" means one or more persons, jointly or severally, in whom is vested all or part of the legal title to property or all or part of the beneficial ownership and a right to present use and enjoyment of the premises; (12) "person" includes an individual or organization; (13) "premises" means a dwelling unit and the structure of which it is a part, and facilities and appurtenances therein, and grounds, areas, and facilities held out for the use of tenants generally or whose use is promised to the tenant; (14) "prepaid rent" means any payment of money to the landlord for a rental period to begin in the future; (15) "reasonable time" means a period of time that is fair and appropriate under all the circumstances; (16) "rent" means the uniform periodic payment due the landlord, however denominated; (17) "rental agreement" means all agreements, written or oral, and valid rules and regulations adopted under AS 34.03.130 embodying the terms and conditions concerning the use and occupancy of a dwelling unit and premises; (18) "sanitary facility" means a flush toilet and proper drainage for all toilets, sinks, basins, bathtubs, and showers; (19) "single family residence" means a structure maintained and used as a single dwelling unit; (20) "tenant" means a person entitled under a rental agreement to occupy a dwelling unit to the exclusion of others; (21) "undeveloped rural area" means an area where public sewer or water services are not available.

This chapter may be cited as the Alaska Uniform Residential Landlord and Tenant Act.