[RPPTL LandTen] Case law on discretion to answer complaint after 5 day summons expired

Wed May 27 06:01:42 PDT 2015

Until a default is entered a defendant can answer without permission- even weeks late.that is standard civil procedure. Similarly, with cause even a default can be vacated. You will not find any law to contravene those basic rules. The penalty for not answering in time is that the relief sought may be entered without further notice. If you read the summons- it lays that out. It does not say if you fill to respond within 5 days you have lost all ability to defend no matter what.

Deborah Marks
Deborah Marks, PA
18495 S. Dixie Hwy
Ste 134
Miami, FL 33157
305-372-9400

Sent from my iPhone

> On May 26, 2015, at 1:32 PM, Sebastian Jaramillo <sebastian at lawjb.com> wrote:
> 
> I am trying to find some case law that essentially states that the court lacks discretion to grant additional time to answer an eviction complaint beyond the five day summons. 
> 
> Any help is appreciated. 
> Sebastian Jaramillo, Esq.
> 
> 
> 
> 66 W. Flagler St Suite 500 Miami, FL 33130
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>> On Tue, May 26, 2015 at 1:12 PM, Leonard Cabral <LensLaw at lenslaw.com> wrote:
>> COMPARE the language in the chapter 83 and the mobile home statute.  The mobile home statute allows the person who pays to stay.  That language is absent in chapter 83.   Paying money into the registry of the court the opportunity for a defense such as legally withholding rent, retaliatory eviction, Fair Housing violations, failure of numerous public housing requirements before eviction, etc.  If those defenses are valid the judge rules for the tenant who can stay in the property.
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>> Leonard P. Cabral
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>> Leonardcabral at lenslaw.com
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>> From: landten-bounces at lists.flabarrpptl.org [mailto:landten-bounces at lists.flabarrpptl.org] On Behalf Of Cary Sabol
>> Sent: Tuesday, May 26, 2015 8:34 AM
>> To: Manuel Farach; RPPTL Landlord Tenant Committee
>> Subject: Re: [RPPTL LandTen] Question regarding tenant's payment into court registry
>> 
>>  
>> 
>> Thanks Manny.  I'm looking for a residential context.  There is actually a case that says landlord proves a prima facie case for eviction when it proves (1) rental agreement; (2) tenants failure to timely pay rent; and (3) service of a 3 day notice.  So I interpret that to mean once the 3 day period expires, tenant can be evicted even if it pays rent into the registry after filing of eviction case.  However, that is a commercial case, not a residential.
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>> Anyhow, thanks for your input, I'll see what the rest of the group has to say.
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>> 
>> Cary 
>> 
>> Law Offices of Cary P. Sabol
>> 
>> P.O. Box 15981 | West Palm Beach | Florida | 33416 
>> 
>> Phone: (561) 281-2744 
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>>  
>> 
>> From: Manuel Farach <MFarach at richmangreer.com>
>> To: 'Cary Sabol' <sabollawoffice at yahoo.com> 
>> Sent: Saturday, May 23, 2015 6:40 AM
>> Subject: RE: [RPPTL LandTen] Question regarding tenant's payment into court registry
>> 
>>  
>> 
>> Cary,
>> 
>> I’ve viewed it as the Three Day Notice being a statutory condition precedent to filing suit (see Judge Gross’s opinion in Bell v. Kornblatt regarding the waivability of the Three Day Notice). I don’t think the notice has the ability to terminate the lease, and I think that can only be done by a judgment under 83.20. I’d like to see if anyone else has the same opinion.
>> 
>> Manny
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>> Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar
>> 
>> Richman Greer P.A.
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>> From: landten-bounces at lists.flabarrpptl.org [mailto:landten-bounces at lists.flabarrpptl.org] On Behalf Of Cary Sabol
>> Sent: Friday, May 22, 2015 5:27 PM
>> To: RPPTL Landlord Tenant Committee
>> Subject: [RPPTL LandTen] Question regarding tenant's payment into court registry
>> 
>>  
>> 
>> Hi All,
>> 
>>  
>> 
>> Hope everyone is doing well and looking forward to a relaxing holiday weekend.  I wanted to ask the group if anyone might know of any case law that stands for the proposition that even if the tenant posts the rent money into the court registry, the landlord still have the right to terminate the lease and obtain an eviction judgment at a final hearing, despite the tenant's posting of the rent money.
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>> In other words, it is my understanding that if a landlord delivers a valid three day notice and the tenant does not pay within that deadline, then the lease is terminated.  So if the landlord then files for eviction and the tenant ends up posting the rent due in the court registry, the landlord can still proceed with eviction and obtain an eviction judgment.  I know this is the state of the law, but just don't have a case to support it.  Supreme Court would be nice or 4th DCA, but anything will help.  I've recently had a few judges basically say to me that since the tenant has paid the rent now, they can stay on the premises.
>> 
>>  
>> 
>> Any help is much appreciated.
>> 
>>  
>> 
>> Cary 
>> 
>> Law Offices of Cary P. Sabol
>> 
>> P.O. Box 15981 | West Palm Beach | Florida | 33416 
>> 
>> Phone: (561) 281-2744 
>> 
>> IRS Circular 230 Notice: Pursuant to recently enacted U.S. Treasury Department Regulations, we are now required to advise you that, unless otherwise expressly indicated, any federal tax advice expressed above was neither written nor intended by the sender or this firm to be used and cannot be used by any taxpayer for the purpose of avoiding penalties that may be imposed under U.S. tax law. If any person uses or refers to any such tax advice in promoting, marketing or recommending a partnership or other entity, investment plan or arrangement to any taxpayer, then the advice should be considered to have been written to support the promotion or marketing by a person other than the sender or this firm of that transaction or matter, and such taxpayer should seek advice based on the taxpayer's particular circumstances from an independent tax advisor.
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