[RPPTL LandTen] Evictions still being filed?? / Force Majeure [IWOV-Active.FID8106045]
David Weisman
David.Weisman at gmlaw.com
Thu Apr 9 12:51:45 PDT 2020
I agree with Deborah.
David Weisman
Partner
Board Certified Real Estate Lawyer
Greenspoon Marder LLP
200 E. Broward Blvd., Suite 1800
Fort Lauderdale, FL 33301
Phone 954-491-1120 Ext. 1015
Direct Phone 954-343-6941
David.Weisman at gmlaw.com<mailto:David.Weisman at gmlaw.com>
www.GMlaw.com<http://www.gmlaw.com/>
[gm-horizontal-bw_nolaw2 (2)]
From: landten-bounces at lists.flabarrpptl.org <landten-bounces at lists.flabarrpptl.org> On Behalf Of Deborah Marks
Sent: Thursday, April 9, 2020 3:29 PM
To: RPPTL Landlord Tenant Committee <landten at lists.flabarrpptl.org>
Subject: Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure
Once the landlord has executed a lease they have taken the property off the market. They have foregone the potential to lease it to others. They frequently have obligated themselves to pay a broker a commission.
They have performed before the tenant moves in. I do think landlords are entitled to the deposit unless their actions directly have created the situation where the tenant could not move in.
Deborah Marks, PLLC
18495 S. Dixie Highway
Ste 134
Miami, FL 33157
305-372-9400
deborahmarkslaw at gmail.com<mailto:deborahmarkslaw at gmail.com>
deborah at deborahmarks.law<mailto:deborah at deborahmarks.law>
synergy928 at aol.com<mailto:synergy928 at aol.com>
On Thu, Apr 9, 2020 at 3:12 PM Gregory R. Haney <GHaney at trenam.com<mailto:GHaney at trenam.com>> wrote:
I’ll take your second argument/paragraph over your first any day of the week. Otherwise, especially in the commercial leasing world where the space often needs to be built out first (at either or both parties’ great expense, and specifically for that tenant), such a concept would wreck certainty of contract.
Yes, the lease once fully executed has all the necessary elements on its own – offer, acceptance, and mutual consideration, even if for a future leasehold right. Failure to tender or take possession would be a breach, not a failure of a condition precedent to there actually being a contract.
[Trenam Law][trenam.com]<https://urldefense.com/v3/__https:/www.trenam.com/__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fTHW4rWQ$>
GREGORY R. HANEY | ATTORNEY
Florida Bar Board Certified Specialist in Real Estate Law
Dir: 727-820-3958 | Fax: 727-502-3409 | email<mailto:GHaney at trenam.com> | vcard [trenam.com]<https://urldefense.com/v3/__http:/www.trenam.com/vcards/Gregory*20R.*20Haney.vcf__;JSU!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fQ_qkGgY$> | bio [trenam.com]<https://urldefense.com/v3/__https:/www.trenam.com/people-list/gregory-scott-r-haney/__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fz_eS6sU$>
[cid:image003.png at 01D60E86.C1A87EA0][linkedin.com]<https://urldefense.com/v3/__http:/www.linkedin.com/company/trenam-kemker__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fhZp6Ta8$>[cid:image004.png at 01D60E86.C1A87EA0] [twitter.com]<https://urldefense.com/v3/__https:/twitter.com/TrenamLaw__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fzt6bVug$>[cid:image005.png at 01D60E86.C1A87EA0] [facebook.com]<https://urldefense.com/v3/__https:/www.facebook.com/trenamlaw__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2frQpaa48$>
101 East Kennedy Boulevard, Suite 2700, Tampa, FL 33602
200 Central Avenue, Suite 1600, St. Petersburg, FL 33701
Main: 813-223-7474 (Tampa) or 727-896-7171 (St. Pete) | www.trenam.com [trenam.com]<https://urldefense.com/v3/__http:/www.trenam.com__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fk0Pe4qE$>
Please visit our website for the latest in COVID-19 Legal Updates [trenam.com]<https://urldefense.com/v3/__https:/www.trenam.com/category/coronavirus-news/__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fdcvvBfo$>.
Confidentiality Notice: This e-mail transmission, and any documents, files or previous e-mail messages attached to it may contain confidential information that is legally privileged. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any disclosure, copying, distribution or use of any of the information contained in or attached to this transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify us by reply e-mail, or by telephone at the direct dial number above and destroy the original transmission and its attachments without reading or saving in any manner. Thank you.
From: landten-bounces at lists.flabarrpptl.org<mailto:landten-bounces at lists.flabarrpptl.org> <landten-bounces at lists.flabarrpptl.org<mailto:landten-bounces at lists.flabarrpptl.org>> On Behalf Of Jordan M Brill
Sent: Thursday, April 9, 2020 2:22 PM
To: RPPTL Landlord Tenant Committee <landten at lists.flabarrpptl.org<mailto:landten at lists.flabarrpptl.org>>
Subject: Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure
I would argue there is no tenancy created prior to the landlord delivering possession or the start date of the lease and that the tenancy isn’t created by signing the lease. If you never become a tenant, what is there to terminate? A lease is a contract. A valid and enforceable contract requires offer, acceptance, and consideration…not just a signature. The principals of contract law would then apply. Two parties can sign a contract and either party may terminate / breach. In signing the standard lease, what consideration is being provided by the landlord to the tenant? The future leasehold interest? The contract does not say what happens to the deposit in the event of a default, breach, or termination prior to delivery of possession or lease commencement. Since the contract doesn’t say what happens to the security deposit, what principal is being relied on to retain the deposit?
I guess now that I have talked this over, the argument for a landlord would be that the consideration provided is the future leasehold interest has been conveyed in exchange for the security deposit, and because the tenant breached the lease (by not making a payment) or anticipatorily breached by terminating prior to the start date, the landlord is entitled to retain the deposit.
Jordan Marcus Brill, Esq.
Glachman & Brill, P.A.
6421 Congress Ave., Suite 120
Boca Raton, FL 33487
(561)859-0679
jordan at glachmanbrill.com<mailto:jordan at glachmanbrill.com>
www.glachmanbrill.com [glachmanbrill.com]<https://urldefense.com/v3/__http:/www.glachmanbrill.com/__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2f8xxmV48$>
The information contained in this email message is intended for review and use of the senders intended recipient and no other. Any recipient or reader of this email that is not an intended recipient or reader is hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited; any wrongful dissemination or receipt shall not constitute a waiver of any privilege held by the sender or any intended recipient or client of the sender. If you have received this communication in error, please immediately notify us via email directed to jordan at glachmanbrill.com<mailto:jordan at glachmanbrill.com> and by telephone to 561-859-0679, and destroy the original message and all copies thereof and related communications thereto. Thank you.
From: landten-bounces at lists.flabarrpptl.org<mailto:landten-bounces at lists.flabarrpptl.org> <landten-bounces at lists.flabarrpptl.org<mailto:landten-bounces at lists.flabarrpptl.org>> On Behalf Of Harry Heist
Sent: Thursday, April 9, 2020 1:25 PM
To: 'RPPTL Landlord Tenant Committee' <landten at lists.flabarrpptl.org<mailto:landten at lists.flabarrpptl.org>>
Subject: Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure
The tenant may have terminated the tenancy but the rent obligation comes from the lease. Just like if you evict someone, you are terminating the tenancy, not the lease. Am I off on this?
There is no auto forfeiture of the security deposit provided for in the statute. Once the lease date begins, if there is no new tenant in there, the tenant owes rent which of course is not paid, thus can be deducted from the Security Deposit after proper claim letter sent etc
If a landlord were to find a new tenant that moved in at the lease start date, I feel the landlord would need to refund the deposit in full.
Harry
LAW OFFICES OF
HEIST, WEISSE & WOLK P.A.
PH: 1 800 253 8428
FAX: 1 800 367 9038
"Serving the Property Management Professional"
Website: www.evict.com [evict.com]<https://urldefense.com/v3/__http:/www.evict.com/__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fPLzN1rk$>
Email: harry at evict.com<mailto:harry at evict.com>
[cid:image006.png at 01D60E86.C1A87EA0][facebook.com]<https://urldefense.com/v3/__https:/www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fjzzUtIM$>
Visit us on Facebook
THIS E-MAIL MESSAGE IS CONFIDENTIAL, ATTORNEY-CLIENT PRIVILEGED, AND INTENDED FOR THE PERSONS NAMED ABOVE ONLY. ALL OTHER USE, COPYING, OR DISTRIBUTION IS STRICTLY PROHIBITED.
From: landten-bounces at lists.flabarrpptl.org<mailto:landten-bounces at lists.flabarrpptl.org> [mailto:landten-bounces at lists.flabarrpptl.org] On Behalf Of Jordan M Brill
Sent: Thursday, April 09, 2020 1:13 PM
To: RPPTL Landlord Tenant Committee
Subject: Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure
I have always been curious what theory attorneys use to support the position that a landlord is entitled to keep a security deposit, under the standard lease for a residential property, if the tenant terminates the lease prior to the start of the lease. The landlord has not provided any consideration and not tendered possession of the property. There is no provision in the Florida bar standard residential lease which allows the landlord to retain the security deposit. This is different from a far bar sale contract which explicitly sets forth what happens in the event of a default with respect to the deposit.
*sent via mobile phone
Jordan Marcus Brill, Esq.
6421 Congress Ave., Suite 120
Boca Raton, FL 33487
(561)859-0679
jordan at glachmanbrill.com<mailto:jordan at glachmanbrill.com>
www.glachmanbrill.com [glachmanbrill.com]<https://urldefense.com/v3/__http:/www.glachmanbrill.com__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2f3nYNfng$>
The information contained in this email message is intended for review and use of the senders intended recipient and no other. Any recipient or reader of this email that is not an intended recipient or reader is hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited; any wrongful dissemination or receipt shall not constitute a waiver of any privilege held by the sender or any intended recipient or client of the sender. If you have received this communication in error, please immediately notify us via email directed to jordan at glachmanbrill.com<mailto:jordan at glachmanbrill.com> and by telephone to 561-859-0679, and destroy the original message and all copies thereof and related communications thereto. Thank you.
On Apr 9, 2020 1:08 PM, jeff at eannarinolaw.com<mailto:jeff at eannarinolaw.com> wrote:
Thanks Harry;
I sense a judge may not be happy seeing a plaintiff in court trying to extort 2 month rent penalty from a tenant where contract language clearly provides for excusal of an obligation due to epidemic.
Respectfully,
Jeff
Jeffrey S. Eannarino
Attorney at Law
[EBLUE - 25%][Email Footer 50%]
500 S. Australian Ave., Fifth Floor
West Palm Beach, FL 33401
Telephone: (561) 935-9024
Fax: (561) 935-9022
Email: Jeff at eannarinolaw.com<mailto:Jeff at eannarinolaw.com>
For Service of Documents, please email: eService at eannarinolaw.com<mailto:eService at eannarinolaw.com>
A Referral is the Biggest Compliment You Can Give Our Law Firm.
------
Please consider the environment before printing this e-mail.
CONFIDENTIALITY NOTICE: The information and attachments contained in this communication are legally privileged and confidential information, subject to the attorney-client privilege, and 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 use, disclosure, distribution or copying of this communication or any part thereof is strictly prohibited and may be unlawful. If you have received this communication in error, please notify us immediately by telephone and return the original message to us at the above listed address via e-mail. Please permanently remove any copies of this message, including attachments from your system and do not retain a copy, whether in electronic or physical form or otherwise. Thank you.
_______________________________________________
landten mailing list
landten at lists.flabarrpptl.org<mailto:landten at lists.flabarrpptl.org>
http://mailman.fsr.com/mailman/listinfo/landten [mailman.fsr.com]<https://urldefense.com/v3/__http:/mailman.fsr.com/mailman/listinfo/landten__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fXsjfhXA$>
GREENSPOON MARDER LLP LEGAL NOTICE
The information contained in this transmission may be attorney/client privileged and confidential. It 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 communication in error, please notify us immediately by reply e-mail.
Unless specifically indicated otherwise, any discussion of tax issues contained in this e-mail, including any attachments, is not, and is not intended to be, "written advice" as defined in Section 10.37 of Treasury Department Circular 230.
A portion of our practice involves the collection of debt and any information you provide will be used for that purpose if we are attempting to collect a debt from you.
-------------- next part --------------
An HTML attachment was scrubbed...
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/attachment-0001.html>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image001.jpg
Type: image/jpeg
Size: 3112 bytes
Desc: image001.jpg
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/image001-0001.jpg>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image002.png
Type: image/png
Size: 5498 bytes
Desc: image002.png
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/image002-0001.png>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image003.png
Type: image/png
Size: 928 bytes
Desc: image003.png
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/image003-0001.png>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image004.png
Type: image/png
Size: 907 bytes
Desc: image004.png
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/image004-0001.png>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image005.png
Type: image/png
Size: 748 bytes
Desc: image005.png
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/image005-0001.png>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image006.png
Type: image/png
Size: 1153 bytes
Desc: image006.png
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/image006-0001.png>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image007.jpg
Type: image/jpeg
Size: 1592 bytes
Desc: image007.jpg
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/image007-0001.jpg>
-------------- next part --------------
A non-text attachment was scrubbed...
Name: image008.jpg
Type: image/jpeg
Size: 2519 bytes
Desc: image008.jpg
URL: <http://mailman.fsr.com/pipermail/landten/attachments/20200409/88a3b62e/image008-0001.jpg>
More information about the landten
mailing list