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</o:shapelayout></xml><![endif]--></head><body bgcolor=white lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:windowtext'>Thank you Greg for the thoughts. The tort route is a long road, but it may open up to an E & O policy. <o:p></o:p></span></p><div><p class=MsoNormal><span style='color:windowtext'><img width=218 height=60 id="Picture_x0020_1" src="cid:image001.gif@01CCE580.B9AA6BB0" alt=Logo><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'>Tracye K. Solove, Attorney at Law<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'>Certified Civil Circuit Mediator<o:p></o:p></span></p><p class=MsoNormal><u><span style='font-size:10.0pt;font-family:"Cambria","serif";color:blue'><a href="Tracye@solovelawfirm.com">Tracye@solovelawfirm.com</a><o:p></o:p></span></u></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'>Kendallwood Office Park One<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'>12002 Southwest 128th Court<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'>Suite 201<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'>Miami, Florida 33186<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'>Phone: (305) 612-0800<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'>Facsimile: (305) 612-0801<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'><a href="http://www.solovelawfirm.com/">http://www.solovelawfirm.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Cambria","serif";color:windowtext'><o:p> </o:p></span></p><p class=MsoNormal align=center style='text-align:center'><i><span style='font-size:12.0pt;font-family:"Cambria","serif";color:blue'>Providing Statewide Legal Services in the areas of Commercial Collections and Recovery, Creditors' Rights, Commercial Landlord/Tenant and Real Estate Foreclosures<o:p></o:p></span></i></p><p class=MsoNormal><span style='color:windowtext'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:windowtext'>This transmission is intended to be delivered only to the named addressee(s) and may contain information which is confidential, proprietary, attorney work-product or attorney-client privileged. If this notification is received by anyone other than the intended recipient(s), the recipient(s) should immediately notify the undersigned by E-MAIL and by telephone and obtain instructions as to the disposal of the transmitted material. In no event shall this material be read, used, copied, reproduced, stored or retained by anyone other than the intended recipient(s) except with the express written consent of the sender. Thank you. <o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif";color:windowtext'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:windowtext'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:windowtext'> constructionlaw-bounces@lists.flabarrpptl.org [mailto:constructionlaw-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>Greg Elliott<br><b>Sent:</b> Tuesday, February 07, 2012 9:04 AM<br><b>To:</b> RPPTL constructionlaw<br><b>Subject:</b> Re: [RPPTL-constructionlaw] 713.10 lien for private leasehold on public land<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>Hmm. Always viewed language added in 255.05(9) as, more or less, a codification of Miorelli v Brevard and not so much directed to public entity liability under Palm Beach v. Trinity, etc. Seems the S Ct indirectly recognized as such in FDEP v. ContractPoint, </span><span style='font-family:"Arial","sans-serif"'>986/1260. <br><br>Anyway, have had to resort to Palm Beach/Trinity type actions on several occasions in the recent past, alleging a cause against the public entity for failure to comply with the "ministerial duties" imposed on it by statute (to see that a compliant bond is recorded prior to commencement). A few times I have brought them in cases where a bond was apparently obtained by the prime but never recorded (prejudicing the sub-subs & materialmen in getting notices to the proper parties). In my view liability for the surety (and principal if solvent) was pretty straightforward when Martin Paving "no recording/no reliance on notice defenses" prevailed (overlooking common law bond rationale). Now that liability on the 255.05 Bond count apparently turns on whether the claimant was "prejudiced" by failure to record (American Home Assurance), you almost have to add the additional count against the public entity for failure to see that a compliant bond was recorded under Palm Beach/Trinity. </span><br><span style='font-family:"Arial","sans-serif"'><br>When your on that path the attorneys for the entity have started taking the position the Palm Beach/Trinity type claim is in tort for common law negligence, with the significance being whether notice requirements and liability limitations of 768.28 apply, and further, whether comparatives under 768.81 (Fabre) come in. Usually they try to point fault at the claimant, whatever "noticing" outfit the sub or materialman used to serve their notices, and any other party that could have taken action to avert notice failings. </span>I have even had one where the public entity and the prime contractor cross-claimed against each other, each claiming that the other "promised to record the bond". Very murky process.<br><br>Experience suggest to me that much of it could be avoided if there was provision in 255.05, akin to that in 713.23(1)(b) (imposing liability against the "owner, contractor or surety" for failing to furnish a copy of the bond on demand). I say this, because sub-subs and materialman almost always get the "owner" right when serving their notices even if they can't find the bond. The Notice to Owner/Contractor form inevitably requests a copy of any bond (713.23/255.05 and 337.18). I don't recall once in 28 years having seen a single instance in which any party that received notice actually furnished a copy of the bond. Also, (and as Mr. Leiby adroitly points out in his learned treatise), searching for bonds in the public record is never easy where there are no specifications to the clerk for indexing.<br><br>GTE<o:p></o:p></p><div><p class=MsoNormal><o:p> </o:p></p><div><div><div><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='font-size:10.0pt;font-family:"Copperplate Gothic Light","serif";color:navy'>Gregory T. Elliott</span><span style='font-family:"Copperplate Gothic Light","serif";color:navy'><br></span><strong><i><span style='font-size:10.0pt;font-family:"Copperplate Gothic Light","serif";color:navy'>ELLIOTT - BERGER, P. A.</span></i></strong><span style='font-size:13.5pt'><br></span><span style='font-size:10.0pt;font-family:"Copperplate Gothic Light","serif";color:navy'>10225 Ulmerton Road, Suite 4A</span><span style='font-size:13.5pt;color:navy'><br></span><span style='font-size:10.0pt;font-family:"Copperplate Gothic Light","serif";color:navy'>Largo, Florida 33771<br>(727) 360-2600 (Phone)<br>(727) 360-6588 (Fax)</span><b><span style='font-family:"Copperplate Gothic Light","serif";color:navy'><br></span></b><b><span style='font-size:10.0pt;font-family:"Copperplate Gothic Light","serif";color:navy'>Board Certified In Construction Law</span></b><b><span style='font-size:9.0pt;font-family:"Copperplate Gothic Light","serif";color:navy'><br><img border=0 width=62 height=81 id="_x0000_i1025" src="cid:image002.jpg@01CCE580.B9AA6BB0"></span></b><o:p></o:p></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><b><u><span style='font-size:10.0pt;color:navy'>NOTICE OF CONFIDENTIALITY:</span></u></b><b><span style='font-size:10.0pt;color:navy'> </span></b><span style='font-size:10.0pt;color:navy'>This message and its attachments are intended solely for the use of the addressee. In addition, this message and the attachments may contain information that is confidential, privileged and exempt from disclosure under applicable law. If you are not the intended recipient of this message, you are prohibited from reading, disclosing, reproducing, distributing, disseminating or otherwise using this transmission. Delivery of this message to any person other than the intended recipient is not intended to waive any right or privilege. If you have received this message in error, please promptly notify the sender by reply E-mail and immediately delete this message from your system.</span><o:p></o:p></p></div></div></div></div><p class=MsoNormal><br>On 2/6/2012 3:42 PM, <a href="mailto:kim.ashby@akerman.com">kim.ashby@akerman.com</a> wrote: <o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>Fred, if you look closely at that case, it was the Commissioner's E&O carrier (for operational activities) that was the liable party because the Commissioners were protected by the same sovereign immunity. See </span><i><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'>Palm Beach County v. Trinity Industries, Inc.</span></i><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'>, 661 So. 2d 942 (Fla. 4th DCA 1995).<i> </i></span><o:p></o:p></p><p class=MsoNormal style='text-align:justify;text-autospace:none'><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'>Since that opinion was published, the legislature made the following changes to section 255.05, specifically in adding section 255.05(9):</span><o:p></o:p></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'> (9) On any public works project for which the public authority requires a performance and payment bond, suits at law and in equity may be brought and maintained by and against the public authority on any contract claim arising from a breach of an express provision or an implied covenant of a written agreement or a written directive issued by the public authority pursuant to the written agreement. in any such suit, the public authority and the contractor shall have all of the same rights and obligations as a private person under a like contract except that no liability may be based on an oral modification of either the written contract or written directive. <i>Nothing herein shall be construed to waive the sovereign immunity of the state and its political subdivisions from equitable claims and equitable remedies. </i> The provisions of this section shall apply only to contracts entered into on or after July 1, 1999.</span><o:p></o:p></p><p class=MsoNormal><i><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'>See also</span></i><o:p></o:p></p><p class=MsoNormal><i><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'>St. Augustine v. Brooks,</span></i><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'> 55 So. 2d 96 (Fla. 1951) (mechanic's lien will not attach to property held and used by a municipality for public purposes). </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'>Just saying.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'>Kim </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Times New Roman , serif","serif"'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><div><p class=MsoNormal><b><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>Kimberly A. Ashby</span></b><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>Board Certified in Appellate Law and Construction Law</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>Akerman Senterfitt | 420 South Orange Avenue | Suite 1200 | Orlando, FL 32801 </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>P.O. Box 231, Orlando, Florida 32802</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#1F497D'>Dir: 407.419.8424 | Main: 407.423.4000 | Fax: 407.254.4229</span><o:p></o:p></p></div><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Verdana","sans-serif";color:#E31937'><a href="mailto:kim.ashby@akerman.com">kim.ashby@akerman.com</a> </span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><br><br></span><span style='font-size:7.0pt;font-family:"Verdana","sans-serif";color:crimson'><a href="http://www.akerman.com/bios/vcard.asp?id=361"><span style='color:crimson;text-decoration:none'>V Card</span></a> | <a href="http://www.akerman.com/bios/bio.asp?id=361"><span style='color:crimson;text-decoration:none'>Bio</span></a> | <a href="http://www.akerman.com/361"><span style='color:crimson;text-decoration:none'>akerman.com</span></a> </span><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><o:p></o:p></span></p><p class=fbc24646-da5e-4219-ab50-f1b02582ec7d><span style='font-size:7.5pt;border:solid windowtext 1.0pt;padding:0in;background:white'><img border=0 width=560 height=141 id="_x0000_i1026" src="cid:image003.jpg@01CCE580.B9AA6BB0" alt="Image removed by sender."></span><o:p></o:p></p><p class=fbc24646-da5e-4219-ab50-f1b02582ec7d><span style='font-size:7.5pt'><br></span><span class=style1><span style='font-size:7.5pt;font-family:"Arial","sans-serif";background:white'>CONFIDENTIALITY NOTE: The information contained in this transmission may be privileged and confidential, and is intended only for the use of the individual or entity named above. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this transmission in error, please immediately reply to the sender that you have received this communication in error and then delete it. Thank you. </span></span><span style='font-size:7.5pt'><o:p></o:p></span></p><p><span style='font-size:7.5pt'>CIRCULAR 230 NOTICE: To comply with U.S. Treasury Department and IRS regulations, we are required to advise you that, unless expressly stated otherwise, any U.S. federal tax advice contained in this transmittal, is not intended or written to be used, and cannot be used, by any person for the purpose of (i) avoiding penalties under the U.S. Internal Revenue Code, or (ii) promoting, marketing or recommending to another party any transaction or matter addressed in this e-mail or attachment.<o:p></o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>] <b>On Behalf Of </b><a href="mailto:fred.dudley@hklaw.com">fred.dudley@hklaw.com</a><br><b>Sent:</b> Monday, February 06, 2012 3:04 PM<br><b>To:</b> <a href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</a><br><b>Subject:</b> Re: [RPPTL-constructionlaw] 713.10 lien for private leasehold onpublic land</span><o:p></o:p></p></div></div><p class=MsoNormal> <o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'>There’s also an old case out of north Florida holding county commissioners PERSONALLY liable for failing to require a 255 bond! </span><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p><div><div style='margin-top:4.5pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:15.75pt'><b><span style='font-size:11.5pt'>Frederick Dudley</span></b><span style='font-size:11.5pt'> | </span><b><span style='font-size:10.5pt;font-family:"Georgia","serif";color:#001A63'>Holland & Knight</span></b><span style='font-size:11.5pt'><br>Board Certified Construction Lawyer<br>315 South Calhoun Street, Suite 600 | Tallahassee FL 32301<br>Phone 850.425.5668 | Fax 850.224.8832 | Cell 850.294.3471<br><a href="mailto:fred.dudley@hklaw.com"><span style='color:#002776;text-decoration:none'>fred.dudley@hklaw.com</span></a> | <a href="http://www.hklaw.com/"><span style='color:#002776;text-decoration:none'>www.hklaw.com</span></a> </span><o:p></o:p></p></div></div><p class=MsoNormal><span style='font-size:8.5pt;color:#BBBBBB'>________________________________________________<br></span><span style='font-size:8.5pt;color:#999999'><a href="http://www.hklaw.com/vcard.aspx?user=frdudley"><span style='color:#00A9E0;text-decoration:none'>Add to address book</span></a></span><span style='font-size:8.5pt;color:#00A9E0'> | <a href="http://www.hklaw.com/id77/biosfrdudley"><span style='color:#00A9E0;text-decoration:none'>View professional biography</span></a> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='margin-left:.5in'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>] <b>On Behalf Of </b>Joseph G. Thresher<br><b>Sent:</b> Monday, February 06, 2012 2:44 PM<br><b>To:</b> 'RPPTL constructionlaw'<br><b>Subject:</b> Re: [RPPTL-constructionlaw] 713.10 lien for private leasehold onpublic land</span><o:p></o:p></p></div></div><p class=MsoNormal style='margin-left:.5in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='color:#1F497D'>Why not enforce your bond remedy?</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='color:#1F497D'>Note the first sentence of 255.05(1)(a); the recent amendments creating existing language requires private party to obtain bond(s) for work that private party contracts for as improvement to public property or a Public Work . To understand better the meaning of the amendment, do research on use of “public work”; that wording is not limited to “ public property” or there would be no disjunctive “or”. A very early case used “public work” as private property of a railroad that would serve the public; that case did not deal with lien or bond, but it illustrates how general “public work” means in current version of statute. A more interesting issue is defining the remedy for non-compliance against the public body or the private party that failed to obtain bonds. In some past cases the commissioners or council members were liable to person or entity that by law had right to rely upon existence of the required bonds. Who was advising the public body; the private party. Does the license or lease have an indemnity clause in favor of public entity? Have fun.</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='color:#1F497D'> JG Thresher</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='color:#1F497D'>813-229-7744</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='color:#1F497D'> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='margin-left:.5in'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>] <b>On Behalf Of </b><a href="mailto:fred.dudley@hklaw.com">fred.dudley@hklaw.com</a><br><b>Sent:</b> Friday, February 03, 2012 2:25 PM<br><b>To:</b> <a href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</a><br><b>Subject:</b> Re: [RPPTL-constructionlaw] 713.10 lien for private leasehold onpublic land</span><o:p></o:p></p></div></div><p class=MsoNormal style='margin-left:.5in'> <o:p></o:p></p><div><p class=MsoNormal style='margin-left:.5in'><span style='color:#1F497D'>Can you send a copy of the Order on your motion for SJ?</span><o:p></o:p></p><p class=MsoNormal style='margin-left:.5in'><span style='color:#1F497D'> </span><o:p></o:p></p><div><div style='margin-top:4.5pt'><p class=MsoNormal style='margin-left:.5in;line-height:15.75pt'><b><span style='font-size:11.5pt'>Frederick Dudley</span></b><span style='font-size:11.5pt'> | </span><b><span style='font-size:10.5pt;font-family:"Georgia","serif";color:#001A63'>Holland & Knight</span></b><span style='font-size:11.5pt'><br>Board Certified Construction Lawyer<br>315 South Calhoun Street, Suite 600 | Tallahassee FL 32301<br>Phone 850.425.5668 | Fax 850.224.8832 | Cell 850.294.3471<br><a href="mailto:fred.dudley@hklaw.com"><span style='color:#002776;text-decoration:none'>fred.dudley@hklaw.com</span></a> | <a href="http://www.hklaw.com/"><span style='color:#002776;text-decoration:none'>www.hklaw.com</span></a> </span><o:p></o:p></p></div></div><p class=MsoNormal style='margin-left:.5in'><span style='font-size:8.5pt;color:#BBBBBB'>________________________________________________<br></span><span style='font-size:8.5pt;color:#999999'><a href="http://www.hklaw.com/vcard.aspx?user=frdudley"><span style='color:#00A9E0;text-decoration:none'>Add to address book</span></a></span><span style='font-size:8.5pt;color:#00A9E0'> | <a href="http://www.hklaw.com/id77/biosfrdudley"><span style='color:#00A9E0;text-decoration:none'>View professional biography</span></a> </span><o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='margin-left:1.0in'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>] <b>On Behalf Of </b>Bryan L. Capps<br><b>Sent:</b> Thursday, February 02, 2012 4:34 PM<br><b>To:</b> RPPTL constructionlaw<br><b>Subject:</b> Re: [RPPTL-constructionlaw] 713.10 lien for private leasehold onpublic land</span><o:p></o:p></p></div></div><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><div id=idOWAReplyText29332><div><p class=MsoNormal style='margin-left:1.0in'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>Steve Pickert and I had such a case many years ago, wherein the City of Coral Springs entered into a renewable "Concession Agreement" (i.e., a lease) for a private party to build an ice-skating rink on City property. Under the Concession Agreement, the concessionaire/lessee actually owned the improvements subject to the City's reversionary interest at the conclusion of the lease. The concessionaire/lessee didn't pay the contractor and, in fact, sold its interest during construction. The contractor, our client, recorded a lien against the property, and both the concessionaire/lessee and the purchaser said the property was not lienable. We moved for and were granted summary judgment in our favor on that issue. Attached is the motion/brief, which is a matter of public record and may be helpful. Presumably much of the law has changed/evolved over the past 14 or so years.</span><o:p></o:p></p></div><div><p class=MsoNormal style='margin-left:1.0in'><span style='font-size:12.0pt;font-family:"Times New Roman , serif","serif"'> </span><o:p></o:p></p></div><div><p class=MsoNormal style='margin-left:1.0in'><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>Bryan Capps</span><o:p></o:p></p></div></div><div><p class=MsoNormal style='margin-left:1.0in'><span style='font-size:12.0pt;font-family:"Times New Roman , serif","serif"'> </span><o:p></o:p></p><div style='margin-left:.5in'><div style='margin-left:.5in'><div class=MsoNormal align=center style='text-align:center'><span style='font-size:12.0pt;font-family:"Times New Roman , serif","serif"'><hr size=2 width="100%" align=center></span></div></div></div><p class=MsoNormal style='mso-margin-top-alt:0in;margin-right:0in;margin-bottom:12.0pt;margin-left:1.0in'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> on behalf of Larry Leiby<br><b>Sent:</b> Thu 2/2/2012 3:44 PM<br><b>To:</b> RPPTL constructionlaw<br><b>Subject:</b> Re: [RPPTL-constructionlaw] 713.10 lien for private leasehold onpublic land</span><o:p></o:p></p></div><div><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>The answer is in the definitions in 713.01 (and if you are referring to 8:3 of my book, it is set out there). The statutory reason that you can’t lien publicly owned property is because a governmental owner is not within the definition of owner in 713.01. The definition of real property also excludes governmentally owned property. This is intended to keep governmentally owned property out of the lien law because a government must usually go through an election to subject public owned property to liens, e.g., financing bond issues. </span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>An owner is also defined as one having an interest in the property and who enters into a contract for the improvement of the real property. Thus there is no reason that you cannot have a lien on a private leasehold interest that sits on public property. You want to be careful when you prepare the lien to only seek it against the leasehold. Also a lien on a leasehold is typically only as valuable as the tenant is collectable. </span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>Go get em.</span><o:p></o:p></p><div><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b>Larry R. Leiby, Esq.</b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Malka & Kravitz, P.A. </span></b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>1300 Sawgrass Corp. Pkwy., Suite 100</span></b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>Ft. Lauderdale, FL 33323</span></b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Phone: 954-514-0984</span></b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Fax: 954-514-0985</span></b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>e-mail: <a href="mailto:leiby@mkpalaw.com">leiby@mkpalaw.com</a></span></b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b>Board Certified in Construction Law</b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b>Fla. S. Ct. Certified Circuit Court Civil Mediator</b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><b>Fellow, College of Commercial Arbitrators</b><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p></div><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal style='margin-left:1.0in'><b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'> <a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">constructionlaw-bounces@lists.flabarrpptl.org</a> [<a href="mailto:constructionlaw-bounces@lists.flabarrpptl.org">mailto:constructionlaw-bounces@lists.flabarrpptl.org</a>] <b>On Behalf Of </b>Rafael Perez<br><b>Sent:</b> Thursday, February 02, 2012 2:56 PM<br><b>To:</b> <a href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</a><br><b>Subject:</b> [RPPTL-construction</span><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:#1F497D'> </span><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>law] 713.10 lien for private leasehold on public land</span><o:p></o:p></p></div></div><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'>Does anyone have any authority for a construction lien on a leasehold where the lessee is a private party but the lessor is a municipality (i.e. on public land)? The lessee contracted for the improvements which were required by the lease agreement. The only authority I have found is Section 8.3 of the Fla. Prac. Construction Law Manual which states in the first paragraph, in part: “However, there may be private leasehold interests on governmental property that are lienable.” I have found no other authority.<o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>Rafael A. Perez</span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>Board Certified Construction Attorney</span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>McArdle and Perez, P.A.</span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>806 S. Douglas Road, Suite 625</span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>Coral Gables, Florida 33134</span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>305-442-2214</span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'>Fax 305-442-2291</span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'><span style='color:#1F497D'><a href="mailto:rperez@mcper.com">rperez@mcper.com</a></span><o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p><p class=MsoNormal style='margin-left:1.0in'> <o:p></o:p></p></div></div><p class=MsoNormal style='margin-left:.5in'><b><span style='font-size:12.0pt;font-family:"Times New Roman , serif","serif"'> </span></b><o:p></o:p></p><div style='margin-left:.5in'><div class=MsoNormal align=center style='text-align:center'><b><span style='font-size:12.0pt;font-family:"Times New Roman , serif","serif"'><hr size=2 width="100%" align=center></span></b></div></div><p class=MsoNormal style='mso-margin-top-alt:0in;margin-right:0in;margin-bottom:12.0pt;margin-left:.5in'><b><span style='font-size:12.0pt;font-family:"Arial","sans-serif"'><br>****<u>IRS CIRCULAR 230 DISCLOSURE</u>: TO ENSURE COMPLIANCE WITH REQUIREMENTS IMPOSED BY THE IRS, WE INFORM YOU THAT ANY TAX ADVICE CONTAINED IN THIS COMMUNICATION (INCLUDING ANY ATTACHMENTS) IS NOT INTENDED OR WRITTEN BY HOLLAND & KNIGHT LLP TO BE USED, AND CANNOT BE USED, FOR THE PURPOSE OF (I) AVOIDING TAX-RELATED PENALTIES UNDER THE INTERNAL REVENUE CODE, OR (II) PROMOTING, MARKETING, OR RECOMMENDING TO ANOTHER PARTY ANY TAX-RELATED MATTER HEREIN.****</span></b><o:p></o:p></p><div style='margin-left:.5in'><div class=MsoNormal align=center style='text-align:center'><span style='font-size:12.0pt;font-family:"Times New Roman , serif","serif"'><hr size=2 width="100%" align=center></span></div></div><p class=MsoNormal style='margin-left:.5in'><span style='font-size:7.5pt;font-family:"Verdana","sans-serif"'><br>NOTE: This e-mail is from a law firm, Holland & Knight LLP (“H&K”), and is intended solely for the use of the individual(s) to whom it is addressed. If you believe you received this e-mail in error, please notify the sender immediately, delete the e-mail from your computer and do not copy or disclose it to anyone else. If you are not an existing client of H&K, do not construe anything in this e-mail to make you a client unless it contains a specific statement to that effect and do not disclose anything to H&K in reply that you expect it to hold in confidence. If you properly received this e-mail as a client, co-counsel or retained expert of H&K, you should maintain its contents in confidence in order to preserve the attorney-client or work product privilege that may be available to protect confidentiality.</span><o:p></o:p></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Times New Roman","serif"'><br><br><br><o:p></o:p></span></p><pre>_______________________________________________<o:p></o:p></pre><pre>constructionlaw mailing list<o:p></o:p></pre><pre><a href="mailto:constructionlaw@lists.flabarrpptl.org">constructionlaw@lists.flabarrpptl.org</a><o:p></o:p></pre><pre><a href="http://mailman.fsr.com/mailman/listinfo/constructionlaw">http://mailman.fsr.com/mailman/listinfo/constructionlaw</a><o:p></o:p></pre></div></body></html>