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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link="#000000" vlink="#000000"><div class=WordSection1><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Thanks for everyone’s insights. To elaborate, the procedure employed was <i>effectively</i> a substitution. At the pretrial conference, the contractor announced in open court that, having just learned at the pre-trial attorneys’ conference that the tenant had been evicted and that a new tenant (an affiliate of the landlord no less) was in possession, the contractor intended to amend the complaint to “substitute” the new tenant for the old, to which neither tenant’s counsel nor the court voiced any objection.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Reese, I’ve encountered that converse situation you speak of, where a client is sued to foreclose, but the client has no interest in the property (due to a satisfaction of lien, or whatever). So, if the client does not appear, and a default and default judgment of foreclosure is taken against him, is the plaintiff the prevailing party as to the client? And if the client appears, answers, and disavows any interest, and is thereafter dropped as a party, is the client the prevailing party? The way I see it, the risks of keeping a party in a foreclosure case who has no (or no longer has any) interest in the property being foreclosed are potentially as great as substituting them.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>It is bizarre to me that this precise situation has (apparently) not come up many times before.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Bryan</span><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'><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"'> constructionlaw-bounces@lists.flabarrpptl.org [mailto:constructionlaw-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>mromm@rommlaw.com<br><b>Sent:</b> Friday, February 17, 2012 10:16 AM<br><b>To:</b> RPPTL constructionlaw<br><b>Subject:</b> Re: [RPPTL-constructionlaw] Fees Question<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'>Bryan: I don't mean to be critical here, but I would have only "added" the new tenants as additional defendants. You substituted the new tenants for the old only because of the eviction...what if the eviction were defective? Or what if there was an unknown agreement between Landlord and those Tenants? Later you can always insist on a stip releasing the old tenants and have them sign off agreeing to waive fees and costs....<o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal><u><span style='font-family:"Arial","sans-serif";color:black'>but in answer to your specific question:</span></u><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'><o:p> </o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'>Older cases like <u>Pena</u> say No fees awarded:</span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><u><span style='font-size:11.5pt;font-family:"Arial","sans-serif";color:black'>Pena-Alum Glass & Mirror v. Nationwide Terminals, Inc.</span></u><span style='font-family:"Arial","sans-serif";color:black'>, 864 So.2d 461 (Fla. 3d DCA, 2003)</span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'><br><br></span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'>But the 4th DCA awarded fees in:</span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><u><span style='font-family:"Arial","sans-serif";color:black'>Boca Airport v. Roll-N-Roaster</span></u><span style='font-family:"Arial","sans-serif";color:black'>, 690 So2d 640 (Fla. 4<sup>th</sup> DCA, 1997).</span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'> </span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'>But the Boca Airport case I think is now superseded by the Trytek case, I would not award fees if I were the Judge, because no prevailing party on significant issues under <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'><br><br><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><u><span style='font-family:"Arial","sans-serif";color:black'>Trytek v. Gale Indus</span></u><span style='font-family:"Arial","sans-serif";color:black'>., 997 So. 2d 365; (Fla. 2008)</span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'> </span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'>Thoughts anyone?</span><span style='font-size:11.5pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:black'>Michael Romm<o:p></o:p></span></p></div><div style='margin-top:3.75pt;margin-bottom:3.75pt'><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Michael Romm</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Michael R. Romm, P.A.</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>North Office: 1213 S. 30th Avenue, Suite 2, Hollywood, FL 33020</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>South Office: 6505 Blue Lagoon Drive, Suite 460, Miami, FL 33126</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Cell Phone: (954) 557-8002</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Office Phone: (305) 260-1600</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Fax #1: (954) 208-0022</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Fax #2: (888) 622-3035</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'><a href="mailto:mromm@rommlaw.com"><span style='color:windowtext'>mromm@rommlaw.com</span></a></span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>CONFIDENTIALITY NOTICE: The information and all attachments contained in this electronic communication are legally privileged and confidential information, subject to the attorney-client privilege and intended only for the use of intended recipients. If the reader of this message is not an intended recipient, you are hereby notified that any review, use, dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please notify us immediately of the error by return email and please permanently remove any copies of this message from your system and do not retain any copies, whether in electronic or physical form or otherwise. Unauthorized interception of this e-mail is a violation of federal criminal law.<br><br>TAX ADVICE DISCLOSURE: Pursuant to the requirements of Internal Revenue Service Circular 230, we advise you that any federal tax advice contained in this communication (including any attachments) is not intended or written to be used, and cannot be used, for the purpose of: (1) avoiding penalties that maybe imposed under the Internal Revenue Code or (2) promoting, marketing or recommending to another party any transaction or matter addressed in this communication.<br><br>Disclaimer regarding Uniform Electronic Transactions Act ("UETA") (Florida Statutes Section 668.50): If this communication concerns negotiation of a contract or agreement, UETA does not apply to this communication; contract formation in this matter shall occur only with manually-affixed original signatures on original documents. Law Offices of Michael R. Romm, P.A.</span><span style='font-family:"Arial","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-family:"Arial","sans-serif";color:black'><o:p> </o:p></span></p></div><blockquote style='border:none;border-left:solid blue 1.5pt;padding:0in 0in 0in 6.0pt;margin-left:6.0pt;margin-top:5.0pt;margin-bottom:5.0pt' id=replyBlockquote><div id=wmQuoteWrapper><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif";color:black'>-------- Original Message --------<br>Subject: [RPPTL-constructionlaw] Fees Question<br>From: "Bryan L. Capps" <<a href="mailto:blc@kirwinnorris.com"><span style='color:windowtext'>blc@kirwinnorris.com</span></a>><br>Date: Fri, February 17, 2012 9:22 am<br>To: <<a href="mailto:constructionlaw@lists.flabarrpptl.org"><span style='color:windowtext'>constructionlaw@lists.flabarrpptl.org</span></a>><o:p></o:p></span></p><div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>(Hopefully) Quick/easy question for the brain trust:</span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'> </span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-left:.5in'><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Contractor has improvements contract with tenant, is not paid. Contract contains no prevailing-party fees provision.</span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-left:.5in'><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Contractor sues landlord and tenant under Lien Law to foreclose construction lien. (Assume lien is good against landlord.)</span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-left:.5in'><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Prior to trial, landlord evicts tenant and re-leases property to another tenant.</span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-left:.5in'><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Learning of the eviction, Contractor amends complaint to substitute new tenant for old tenant.</span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div style='margin-left:.5in'><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'> </span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>My stupid question: Is the old tenant now the prevailing party under §713.29 as to the contractor?</span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'> </span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>I would think absolutely not, that this has to have come up before, and that the applicable law would be relatively easy to identify, but not so/yet. Any cites or insights you could offer would be appreciated.</span><span style='font-family:"Verdana","sans-serif";color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Verdana","sans-serif";color:black'> <o:p></o:p></span></p></div><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=912 style='width:9.5in;border-collapse:collapse'><tr style='height:30.0pt'><td width=60 rowspan=2 valign=top style='width:44.9pt;padding:0in 0in 0in 0in;height:30.0pt'><p class=MsoNormal align=center style='text-align:center'><a href="http://www.kirwinnorris.com/" target="_blank"><span style='color:white'><img border=0 width=57 height=186 id="Picture_x0020_1" src="cid:image001.jpg@01CCED5F.66E6A790" alt="Description: Description: Description: H:\HTML Signature Block\Kirwin Norris Logo.gif"></span></a><o:p></o:p></p></td><td width=265 colspan=2 valign=bottom style='width:198.75pt;border-top:none;border-left:solid windowtext 1.0pt;border-bottom:solid windowtext 1.0pt;border-right:none;padding:0in 0in 0in 0in;height:30.0pt'><div style='margin-left:.1in;margin-bottom:3.0pt'><p class=MsoNormal><b><span style='font-family:"Calisto MT","serif";color:black'>Bryan L. Capps<br></span></b><span style='font-size:10.0pt;font-family:"Californian FB","serif";color:#7F7F7F'>Partner | <i>Florida Board Certified in Construction Law</i></span><o:p></o:p></p></div></td><td width=587 valign=bottom style='width:440.25pt;padding:0in 0in 0in 0in;height:30.0pt'><div><p class=MsoNormal><span style='color:#1F497D'> </span><o:p></o:p></p></div></td></tr><tr style='height:109.5pt'><td width=150 style='width:112.6pt;border:none;border-left:solid windowtext 1.0pt;padding:0in 0in 0in 0in;height:109.5pt'><div style='margin-left:.1in;margin-top:6.0pt'><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Calisto MT","serif";color:black'>Kirwin Norris, P.A.<br></span></b><span style='font-size:9.0pt;font-family:"Californian FB","serif";color:#595959'>15 West Church Street<br>Suite 301<br>Orlando, Florida 32801<br>Telephone: 407-740-6600<br>Facsimile: 407-740-6363</span><span style='font-size:9.0pt;font-family:"Californian FB","serif";color:black'><br></span><span style='font-size:9.0pt;font-family:"Californian FB","serif";color:blue'><a href="mailto:blc@kirwinnorris.com" target="_blank"><u>blc@kirwinnorris.com</u></a><br><a href="http://www.kirwinnorris.com/" target="_blank"><u>www.kirwinnorris.com</u></a></span><o:p></o:p></p></div></td><td width=115 style='width:86.25pt;border:none;border-top:inset #111111 1.0pt;padding:0in 0in 0in 0in;height:109.5pt'><div><p class=MsoNormal><span style='font-size:10.0pt;color:black'><img border=0 width=107 height=140 id="Picture_x0020_2" src="cid:image002.jpg@01CCED5F.66E6A790" alt="Description: Description: Description: H:\HTML Signature Block\Construction Law.gif"></span><o:p></o:p></p></div></td><td width=587 style='width:440.25pt;padding:0in 0in 0in 0in;height:109.5pt'><p class=MsoNormal align=center style='text-align:center'><span style='color:#1F497D'> </span><o:p></o:p></p></td></tr><tr style='height:108.75pt'><td width=60 style='width:44.9pt;padding:0in 0in 0in 0in;height:108.75pt'><p class=MsoNormal align=center style='text-align:center'><span style='color:#1F497D'> </span><o:p></o:p></p></td><td width=852 colspan=3 style='width:639.1pt;padding:0in 0in 0in 0in;height:108.75pt'><div><p class=MsoNormal><span style='font-size:7.5pt;color:black'> </span><o:p></o:p></p></div><div style='margin-bottom:12.0pt'><p class=MsoNormal><span style='font-size:7.5pt;color:black'>This email message including attachments, if any, is intended for the use of the individual or entity named above and may contain attorney-client confidential and/or privileged information. 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If this advice is or is intended to be used or referred to in promoting, marketing or recommending a partnership or other entity, investment plan or arrangement, the regulations under Circular 230 require that we advise you as follows: (1) this writing is not intended or written to be used, and it cannot be used, for the purpose of avoiding tax penalties that may be imposed on a taxpayer; (2) the advice was written to support the promotion or marketing of the transaction(s) or matter(s) addressed by the written advice; and (3) the taxpayer should seek advice based on the taxpayer's particular circumstances from an independent tax advisor.</span><o:p></o:p></p></div></td></tr><tr><td width=60 style='width:45.0pt;padding:0in 0in 0in 0in'></td><td width=150 style='width:112.5pt;padding:0in 0in 0in 0in'></td><td width=115 style='width:86.25pt;padding:0in 0in 0in 0in'></td><td width=587 style='width:440.25pt;padding:0in 0in 0in 0in'></td></tr></table><div><p class=MsoNormal><span style='font-family:"Verdana","sans-serif";color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-family:"Verdana","sans-serif";color:black'> <o:p></o:p></span></p></div></div><div class=MsoNormal align=center style='text-align:center'><span style='font-size:10.0pt;font-family:"Verdana","sans-serif";color:black'><hr size=2 width="100%" align=center></span></div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif";color:black'>_______________________________________________<br>constructionlaw mailing list<br><a href="mailto:constructionlaw@lists.flabarrpptl.org"><u><span style='color:blue'>constructionlaw@lists.flabarrpptl.org</span></u></a><br><a href="http://mailman.fsr.com/mailman/listinfo/constructionlaw"><u><span style='color:blue'>http://mailman.fsr.com/mailman/listinfo/constructionlaw</span></u></a> <o:p></o:p></span></p></div></blockquote></div></body></html>