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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Thank you for your response. Maybe wrong but never in doubt Waller.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Roland "Chip" Waller</span></b><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#943634"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Waller & Mitchell</span></b><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#943634"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">5332 Main Street</span></b><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#943634"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">New Port Richey, FL 34652</span></b><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#943634"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Office: (727) 847-2288</span></b><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#943634"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Fax: (727) 848-4183</span></b><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#943634"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Email:</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">
<a href="mailto:roland.waller@rdwaller.com"><span style="color:blue">roland.waller@rdwaller.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">E-service:
</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"><a href="mailto:pleadings@rdwaller.com"><span style="color:blue">pleadings@rdwaller.com</span></a><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"><i><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:navy">The mission of Waller & Mitchell is to take a genuine interest in our clients, understand their objectives and meet or exceed their expectations in a timely manner.
We strive to provide superior legal services and maintain the highest standards of professional integrity.</span></i><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-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>Alberto Cardet<br>
<b>Sent:</b> Wednesday, October 09, 2013 11:53 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Who is responsible for replacement of<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">I agree with Neil, the law in Florida places the duty or burden on the non-residential tenant for repairs unless the language on the lease affirmatively makes the landlord responsible. See City of St. Petersburg v Competition Sails 449
So.2d 852 (Fla. 2nd DCA 1984) <o:p></o:p></p>
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<p class="MsoNormal">Alberto M. Cardet, P.A.<o:p></o:p></p>
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<p class="MsoNormal">1330 Coral Way #301<o:p></o:p></p>
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<p class="MsoNormal">Miami FL 33145<o:p></o:p></p>
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<p class="MsoNormal">305-403-7783<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt"><o:p> </o:p></p>
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<p class="MsoNormal">On Wed, Oct 9, 2013 at 11:08 AM, Heist, Weisse & Wolk <<a href="mailto:harry@evict.com" target="_blank">harry@evict.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Whoops.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Yes, residential. I did not see that.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Harry</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D">LAW OFFICES OF
<br>
HEIST, WEISSE & WOLK P.A.<br>
PH: <a href="tel:1%20800%20253%208428" target="_blank">1 800 253 8428</a><br>
FAX: <a href="tel:1%20800%20367%209038" target="_blank">1 800 367 9038</a><br>
"Serving the Property Management Professional"<br>
Website: <a href="http://www.evict.com/" target="_blank">www.evict.com</a> <br>
Email: <a href="mailto:harry@evict.com" target="_blank">harry@evict.com</a></span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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 PROHIBITED.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" target="_blank">landten-bounces@lists.flabarrpptl.org</a> [mailto:<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Arthur J. Menor<br>
<b>Sent:</b> Wednesday, October 09, 2013 11:05 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Who is responsible for replacement of air conditioning unit when the lease is silent except for tenant's duty to maintain?</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto">Harry, I assume that you are referring to the residential lease setting. I think Chip's inquiry relates to a non-residential lease and I think the analysis is different in that
arena.<br>
<br>
Sent from my iPad<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-bottom:12.0pt"><br>
On Oct 9, 2013, at 11:02 AM, "Heist, Weisse & Wolk" <<a href="mailto:harry@evict.com" target="_blank">harry@evict.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I don’t have anything to base this on but I feel it is the landlord's responsibility unless it is
made the tenant's in the lease.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I tell my clients that if they want to make something the tenant's responsibility or disclaim responsibility
for repairs or replacements, they need to make this clear in the lease.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Some items which become real problems and are often not addressed in the lease:
</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">1. The pool heater (just had this situation, cost the owner $2000)</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">2. A window A/C (very commonly found in the Florida room)</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">3. A/C</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">4. The extra fridge/freezer in the garage (see it all the time)</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">5. The gas grill plumbed to the big LP tank</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">6. The Jacuzzi tub (huge money to repair due to tiling issues)</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">7. Irrigation system (just had this situation with one of my houses, cost me $800)</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">My feeling is based on how judges seem to rule. If it is on the property and was not specifically
excluded, it needs to work even if it is not a landlord responsibility in the law. More of a contract/implied merchantability thing.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I have absolutely no law to back it up. It just seems to be the attitude judges take so I am going
to go with that.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Harry</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D">LAW OFFICES OF
<br>
HEIST, WEISSE & WOLK P.A.<br>
PH: <a href="tel:1%20800%20253%208428" target="_blank">1 800 253 8428</a><br>
FAX: <a href="tel:1%20800%20367%209038" target="_blank">1 800 367 9038</a><br>
"Serving the Property Management Professional"<br>
Website: <a href="http://www.evict.com/" target="_blank">www.evict.com</a> <br>
Email: <a href="mailto:harry@evict.com" target="_blank">harry@evict.com</a></span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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 PROHIBITED.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" target="_blank">landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Neil B. Shoter<br>
<b>Sent:</b> Wednesday, October 09, 2013 10:46 AM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br>
<b>Subject:</b> Re: [RPPTL LandTen] Who is responsible for replacement of air conditioning unit when the lease is silent except for tenant's duty to maintain?</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Chip, I think it’s opposite. Of course, it depends on your lease language (and if any statutes apply,
i.e., residential), but I believe the traditional common law is that unless made a landlord obligation, the Tenant is responsible for repair/maintenance of its premises. This goes back to original common law where the landlord leased the premises and had no
obligations at all. There are probably cases on this, I will check if I have any.</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Neil</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-family:"Arial","sans-serif"">Neil B. Shoter<span style="color:#1F497D"> </span></span></b><span style="color:#1F497D"><br>
</span><i><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">Partner / LEED Accredited Professional</span></i><span style="color:#1F497D">
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";letter-spacing:1.0pt">Shutts</span></b><span style="color:#1F497D">
</span><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">& <span style="letter-spacing:1.0pt">
Bowen LLP</span></span></b><span style="color:#1F497D"> <br>
</span><span style="font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033">CityPlace Tower, 525 Okeechobee Blvd, Suite 1100</span><span style="color:#1F497D"> </span><b><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#C9C299">|</span></b><span style="color:#1F497D"> </span><span style="font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033">West
Palm Beach, FL 33401</span><span style="color:#1F497D"> <br>
</span><span style="font-size:7.5pt;font-family:"Verdana","sans-serif"">Direct: <a href="tel:%28561%29%20650-8535" target="_blank">(561) 650-8535</a></span><span style="color:#1F497D">
</span><b><span style="font-family:"Arial","sans-serif";color:#C9C299">|</span></b><span style="color:#1F497D"> </span><span style="font-size:7.5pt;font-family:"Verdana","sans-serif"">Fax: <a href="tel:%28561%29%20822-5525" target="_blank">(561) 822-5525</a></span><span style="color:#1F497D"><br>
</span><span style="font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033"><a href="mailto:NShoter@shutts.com" target="_blank"><span style="text-decoration:none">E-Mail</span></a></span><span style="color:#1F497D">
</span><b><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#C9C299">|</span></b><span style="color:#1F497D">
<a href="http://www.shutts.com/attorneys-Neil-Shoter.html" target="_blank" title="View My Biography">
<span style="font-size:7.5pt;font-family:"Verdana","sans-serif";text-decoration:none">Biography</span></a>
</span><b><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#C9C299">|</span></b><span style="color:#1F497D"> <a href="http://www.shutts.com/vcard-181.vcf" target="_blank" title="Download My Information"><span style="font-size:7.5pt;font-family:"Verdana","sans-serif";text-decoration:none">V-Card</span></a></span><span style="font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033"> </span><b><span style="font-size:10.0pt;font-family:"Verdana","sans-serif";color:#C9C299">|
</span></b><span style="font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033"><a href="http://www.shutts.com" target="_blank" title="www.shutts.com"><span style="text-decoration:none">Website</span></a></span><o:p></o:p></p>
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<div style="border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor">
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" target="_blank">landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Roland Waller<br>
<b>Sent:</b> Wednesday, October 09, 2013 10:32 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Who is responsible for replacement of air conditioning unit when the lease is silent except for tenant's duty to maintain?</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Is the landlord responsible to replace air conditioning units if the lease is silent as to the responsibility?
Are there any cases on this?</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I represent the tenant and have taken the position the lease spells out the responsibilities of the
tenant. If the lease does not require the tenant to do sometime then the landlord is responsible.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Thanks for any help</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<div>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Roland "Chip" Waller</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Waller & Mitchell</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">5332 Main Street</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">New Port Richey, FL 34652</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Office:
<a href="tel:%28727%29%C2%A0847-2288" target="_blank">(727) 847-2288</a></span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Fax:
<a href="tel:%28727%29%20848-4183" target="_blank">(727) 848-4183</a></span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">Email:</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">
<a href="mailto:roland.waller@rdwaller.com" target="_blank">roland.waller@rdwaller.com</a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#943634">E-service:
</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"><a href="mailto:pleadings@rdwaller.com" target="_blank">pleadings@rdwaller.com</a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><i><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:navy">The mission of Waller & Mitchell is to take a genuine interest in our clients, understand their objectives and
meet or exceed their expectations in a timely manner. We strive to provide superior legal services and maintain the highest standards of professional integrity.</span></i><o:p></o:p></p>
</div>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<div>
<div style="border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor">
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" target="_blank">landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>James Zink<br>
<b>Sent:</b> Wednesday, October 09, 2013 10:08 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Strange but not uncommon scenario</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I would say yes to both, unless there are other damages to the property. Can still come back and
sue him/her later on if there are additional damages, but considering the language of the statute, it seems pretty strict as far as what you can keep.
</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<div>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">James Zink, Esq.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Florida Rural Legal Services, Inc.</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">3111 South Dixie Highway, Suite 140</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">West Palm Beach, FL 33405</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Phone:
<a href="tel:%28561%29%20820-8902%20x.%206025" target="_blank">(561) 820-8902 x. 6025</a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Fax:
<a href="tel:%28561%29%20820-8892" target="_blank">(561) 820-8892</a></span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><i><span style="font-size:8.0pt;font-family:"Calibri","sans-serif"">The information contained in this e-mail, including any attachment(s), is intended solely for use by the named
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><o:p></o:p></p>
<div>
<div style="border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor">
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" target="_blank">landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Heist, Weisse & Wolk<br>
<b>Sent:</b> Tuesday, October 08, 2013 1:48 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br>
<b>Subject:</b> [RPPTL LandTen] Strange but not uncommon scenario</span><o:p></o:p></p>
</div>
</div>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"> <o:p></o:p></p>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">Rent is $500 a month. Tenant pays security deposit of $500 and a last month's rent of $500 OR, tenant pays an $800 security deposit and no last month's rent.</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">Tenant pays rent September 1 and breaks lease and vacates September 15, 3 months into a 1 year lease.</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">Tenant has given written notice to break lease and gave his forwarding address. </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">30 day clock starts ticking on the Notice of Intention to Impose Claim.</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">Landlord has 30 days to send Notice of Intention to Impose Claim out.</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">On October 1, October rent is owed. October 10, Landlord sends out Notice of Intention to Impose Claim.</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">Obviously, they can claim October rent of $500.</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">What happens to the last month's rent landlord is holding or any excess if the security deposit is $800?</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">Since acceleration is not a remedy and the remedies are set forth in the FS 83.595 and cannot be outside of this per the Equity/Yates Case of 2003, does the landlord have to return the last month's rent he is holding? Does he have to return the $300 if he had an $800 security deposit?</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D">Harry</span><o:p></o:p></pre>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><b><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D">LAW OFFICES OF
<br>
HEIST, WEISSE & WOLK P.A.<br>
PH: <a href="tel:1%20800%20253%208428" target="_blank">1 800 253 8428</a><br>
FAX: <a href="tel:1%20800%20367%209038" target="_blank">1 800 367 9038</a><br>
<i>"Serving the Property Management Professional"<br>
</i>Website: <a href="http://www.evict.com/" target="_blank">www.evict.com</a> <br>
Email: <a href="mailto:harry@evict.com" target="_blank">harry@evict.com</a></span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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 PROHIBITED.</span><o:p></o:p></p>
<pre><span style="font-size:12.0pt;font-family:"Arial","sans-serif";color:#1F497D"> </span><o:p></o:p></pre>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><br>
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