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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:black">Group:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:black">Harry baited me so here I go:
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:black">The following was in the HB 77 this year but was taken out. So it was clarified and one of the legislators (in his infinite wisdom) took it out in committee.
(if you want to know who I can look it up). <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:red">IF YOU TIMELY OBJECT, THE LANDLORD MUST HOLD THE DEPOSIT AND EITHER YOU OR THE LANDLORD WILL HAVE TO FILE A LAWSUIT SO THAT THE COURT CAN RESOLVE THE DISPUTE.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:black">Btw, my last highly contested security deposit dispute netted me over $14k in fees (which included a 2.0 multiplier). So if the landlord think he should not
have to do anything after the tenant objects remind them the security deposit is the property of the tenant until the tenant vacates and if the tenant object to the claim on the security deposit the landlord has no right to remove the money until it is settled
or until a judge decides who is the rightful owner of the security deposit (either party may bring a suit). The landlords who don’t do anything after making its claim, regardless of the objection is depriving the tenant of due process. The problem is the
landlord has the upper hand because the tenant usually does not have the money to file the claim and cannot find an attorney unless he can find one that will take the tenant’s case on a contingent basis and then a multiplier should be awarded to that attorney.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Leonard P. Cabral, Esq.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Leonardcabral@lenslaw.com<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:#1F497D">HARRY: I am not sure this will make the list. I have been having some problems posting so. Please repost this if it does not make it to the list..<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Times New Roman","serif";color:#1F497D"><o:p> </o:p></span></p>
<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""> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Heist, Weisse & Wolk<br>
<b>Sent:</b> Wednesday, August 28, 2013 3:26 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br>
<b>Subject:</b> Re: [RPPTL LandTen] Action to recover Residential Security Deposit<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:black">It is a shame we could not clarify this in the last law change.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black">The law is so unclear.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">3(b) states that unless the tenant timely objects to the imposition of the claim, the landlord may deduct the amount of its claim from the security deposit.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Does this mean if they do object the landlord may not deduct? It would appear that way.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">This forces the hand into litigation over such a small sum OR the broker holding the money in the escrow account forever.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">FREC does not care if a licensee deducts (they won’t put this in writing though) and the end of 83.49 relieved them of the old time procedures.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">I am afraid to tell clients to just go ahead and do it because this could possibly be construed as civil theft.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Most of them do go ahead and do it. I have seen no bad ramifications but the tenant obviously did not call Leonard. :-)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Harry</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif";color:#1F497D">LAW OFFICES OF
<br>
HEIST, WEISSE & WOLK P.A.<br>
PH: 1 800 253 8428<br>
FAX: 1 800 367 9038<br>
"Serving the Property Management Professional"<br>
Website: <a href="http://www.evict.com/">www.evict.com</a> <br>
Email: <a href="mailto:harry@evict.com">harry@evict.com</a><o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:7.5pt;font-family:"Arial","sans-serif";color:#1F497D">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
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<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:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Anthony J. Horky<br>
<b>Sent:</b> Wednesday, August 28, 2013 3:05 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br>
<b>Subject:</b> Re: [RPPTL LandTen] Action to recover Residential Security Deposit<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">In my opinion, s. 83.49, Fla. Stat., does not go far enough to guide the landlord and tenant on what happens after the landlord timely serves a notice of claim and the tenant
timely serves its objection to the claim. Some argue that the landlord should not have to do anything after making its claim, regardless of the objection by the tenant. Rather, it is the tenant’s obligation to bring an action for breach of contract, specific
performance, declaratory judgment, etc., to recover its security deposit. Others would argue that a landlord cannot self-adjudicate its right to claim the deposit under the lease. When s. 83.49(3(a),(b) and (c), Fla. Stat., are read together, it seems to
suggest that the landlord has to bring an action to adjudicate its claim. After all, if the tenant fails to pay rent, the landlord must enforce its rights through an eviction action to remove the tenant. Arguably, if the tenant damages the unit, the landlord
must enforce its right to keep the security deposit through an action for declaratory judgment or breach of contract. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Section 83.49 (3)(a) states the landlord’s obligation to return the deposit or serve a written notice of its intent to impose a claim along with the statutory language. Subsection
(3(b) states that unless the tenant timely objects to the imposition of the claim, the landlord may deduct the amount of its claim from the security deposit, which is also contained in the statutory notice. The problem is that the statute does not go far
enough to inform the landlord or tenant what happens after the tenant timely serves its objection. Instead, subsection (3)(c) provides for the prevailing party’s right to fees and costs by first referencing the bringing of an action by either party, to adjudicate
the party’s right to the security deposit. Without looking into the legislative history, section (3)(c) seems to imply that the landlord must bring an action to adjudicate its right to the deposit following a timely objection by the tenant.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Perhaps this is another area where a clarification to the statute is needed.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif""><o:p> </o:p></span></p>
<div>
<p class="MsoNormal">Regards, <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal" style="margin-left:-6.5pt"><b>Anthony J. Horky, Esquire<o:p></o:p></b></p>
<p class="MsoNormal" style="margin-left:-6.5pt">Anthony J. Horky, P.A.<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:-6.5pt">2255 Glades Road, Suite 324A<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:-6.5pt">Boca Raton, Florida 33431<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:-6.5pt">T: 561.989.3206<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:-6.5pt">F. 561.989.3204
<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:-6.5pt"><a href="http://www.horkylaw.com">www.horkylaw.com</a><o:p></o:p></p>
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<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:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>David Weisman<br>
<b>Sent:</b> Tuesday, August 27, 2013 4:19 PM<br>
<b>To:</b> <a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a><br>
<b>Subject:</b> [RPPTL LandTen] Action to recover Residential Security Deposit<o:p></o:p></span></p>
</div>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">At the end of the lease, tenant vacates and leaves the premises in poor condition. Within the 30 days, landlord provides a detailed notice of intention to impose a claim. Tenant, through counsel, timely objects to the claim. The statute
does not say how long the parties have to file suit. Can the Landlord just sit and not return the deposit?
<o:p></o:p></p>
<p class="MsoNormal">For how long?<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">David Weisman<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D">Board Certified Real Estate Lawyer<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D">Greenspoon Marder, P.A.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D">Trade Center South, Suite 700<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D">100 West Cypress Creek Road<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D">Ft. Lauderdale, FL 33309<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D">Phone 954-491-1120<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D">Toll Free 888-491-1120<o:p></o:p></span></p>
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<pre>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<o:p></o:p></pre>
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<pre>Pursuant to Internal Revenue Service guidance, be advised that any federal tax advice contained in this written or electronic communication, including any attachments or enclosures, is not intended or written to be used and it<o:p></o:p></pre>
<pre>cannot be used by any person or entity for the purpose of (i) avoiding any tax penalties that may be imposed by the Internal Revenue Service or any other U.S. Federal taxing authority or agency or (ii) promoting, marketing or recommending to another party any transaction or matter addressed herein.<o:p></o:p></pre>
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<pre>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.<o:p></o:p></pre>
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