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<p class="MsoNormal"><span style="font-size:12.0pt">Justin,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt">Take a look at </span><i><span style="font-size:12.0pt;color:black">Budget Elec. Co. v. Strauss</span></i><span style="font-size:12.0pt;color:black">, 417 So. 2d 1143, 1145 (Fla. 5th DCA 1982). I haven’t
run it to ground in terms of, for example, statutory language comparison from then to now or cases that may discuss it, but it should give you a starting point:
</span><b><span style="font-size:12.0pt"><o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:12.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;color:black;background:white">“Appellant further claims it was excused from serving a notice to owner within the time provided in section 713.06(2)(a), Florida Statutes (1981), citing </span><i><span style="font-size:12.0pt;color:black">Robert
L. Weed, Architect, Inc. v. Horning</span></i><span style="font-size:12.0pt;color:black;background:white">, 159 Fla. 847, 33 So.2d 648 (1947). That case held only that where a lease expressly required the lessee to make improvements, the lessee is deemed the
owner's agent, the contractor dealing with the lessee may be construed to be in privity with the owner, and no notice to owner is required. Where, as here, the contract neither expressly nor impliedly required the lessee to make improvements, no such privity
can be implied and the notice to owner is required. </span><i><span style="font-size:12.0pt;color:black">Masterbilt Corp. v. S. A. Ryan Motors, Inc. of Miami</span></i><span style="font-size:12.0pt;color:black;background:white">, 149 Fla. 644, 6 So.2d 818
(1942).”</span><span style="font-size:12.0pt;color:black"><br>
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<p class="MsoNormal">Andrew M. Feldman, Esq.<span style="font-family:"Times New Roman",serif"><o:p></o:p></span></p>
<p class="MsoNormal">Feldman Law<span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal">Dadeland Square<o:p></o:p></p>
<p class="MsoNormal">7700 North Kendall Drive, Suite 809<o:p></o:p></p>
<p class="MsoNormal">Miami, Florida 33156<o:p></o:p></p>
<p class="MsoNormal">Tel.: 305-445-2005, Ext. 202<o:p></o:p></p>
<p class="MsoNormal">Fax: 305-445-2889<o:p></o:p></p>
<p class="MsoNormal">Email: <a href="mailto:AFeldman@FeldmanLawOffices.com">AFeldman@FeldmanLawOffices.com</a>
<span style="font-size:12.0pt"><o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt">A portion of our practice involves the collection of a debt. To the extent you are communicating with our firm in its capacity as a debt collector, pursuant to the Fair Debt Collection Practices Act, you
are advised that any information obtained may be used for that purpose. </span>
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<p class="MsoNormal"><b>From:</b> clc-discussion-bounces@lists.flabarrpptl.org <clc-discussion-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>Justin Zinzow<br>
<b>Sent:</b> Friday, June 15, 2018 2:14 PM<br>
<b>To:</b> clc-discussion@lists.flabarrpptl.org<br>
<b>Subject:</b> [CLC-Discussion] Is a Notice to Owner to the Fee Simple Owner required when the contractor is in privity with the lessee?<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">Dear subcommittee: I have a question I would appreciate your input on. Is a Notice to Owner to the Fee Simple Owner required when the contractor is in privity with the
lessee?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">My instinct was immediately “of course.” However, section 713.01 defines owner as “a person who is the owner of any legal or equitable interest in real property, which
interest can be sold by legal process, and who enters into a contract for the improvement of the real property.” A leasehold interest is an equitable interest in real property.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif">So could it be that a lessee with whom the lienor is in privity is deemed “owner” for NTO purposes such that no notice to owner is required
<u>and</u> the lien attaches to the fee simple interest (assuming the lease requires the lessee to make improvements to the property and there is no limitation of lien rights recorded by the fee owner)?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-family:"Calibri Light",sans-serif;color:#1F497D">Justin R. Zinzow<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-family:"Calibri Light",sans-serif;color:#1F497D">Board Certified Construction Specialist<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri Light",sans-serif;color:#1F497D">P: (727) 787-3121<o:p></o:p></span></p>
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