Cal. Civ. Code § 8-108
Md. Code Ann., Real Property Art. Title 8 — Landlord and Tenant
Operative Text
(a) A court may enter judgment for the renewal of a lease that contains a covenant for renewal, including a lease for 99 years, renewable forever. (b) A judgment for renewal of a lease is binding on each person who becomes a party to the action or has been served with process in accordance with Maryland Rule 2-122 and renews the title of all persons interested under the lease for the additional term, under the rent, and upon the covenants, conditions, and stipulations provided in the lease. (c) A judgment for the renewal of a lease shall be recorded among the land records of each county in which land that is subject to the lease is located.
Under Md. Code Ann., Real Prop. § 8-108, when a lease contains a renewal covenant—including perpetually renewable 99-year leases—a court has the authority to enter a judgment formally renewing that lease. Such a judgment binds all parties who participated in or were properly served in the court action, and it carries forward the same rent, covenants, conditions, and stipulations of the original lease for the new term. The judgment must be recorded in the land records of every county where the leased property is located, making it part of the public record of title.
Plain English — not legal advice.
Property owners and managers dealing with long-term or ground leases that include renewal covenants should be aware that § 8-108 provides a court-based mechanism to formalize lease renewals when disputes or complications arise. A compliant operator generally ensures that any court-entered renewal judgment is promptly recorded in the appropriate county land records to protect the chain of title and provide notice to future parties. Maintaining clear documentation of the original lease's covenants, conditions, and rent terms is important, as those same terms carry forward under a § 8-108 renewal judgment.
General guidance for property managers — not legal advice for your specific situation. Consult an attorney for advice on your case.
Under § 8-108, tenants holding leases with renewal covenants—particularly those in long-term or 99-year renewable arrangements—have a legally recognized path through the courts to enforce that renewal right when a landlord disputes or fails to honor it. A judgment obtained under this provision renews the title of all interested persons and preserves the original lease terms, including the agreed-upon rent. Tenants who believe their renewal rights are being denied may wish to consult a tenant-rights organization or attorney familiar with Maryland real property law to understand what options this provision may make available to them.
General guidance for tenants — not legal advice for your specific situation. Consult a tenant-rights organization or attorney for advice on your case.
Generated October 14, 2026 — auto-generated, not yet human-reviewed. See /transparency for methodology.
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