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Livecchi, 852 So. 2d 896 - Fla: Dist. Court of Appeals, 4th Dist. 2003</h2></div><script>document.title='Frey v. Livecchi, 852 So. 2d 896 - Fla: Dist. Court of Appeals, 4th Dist. 2003 - Google Scholar'</script><div id="gs_tbar" role="navigation"><div id="gs_tbar_lt"><span class="gs_sel">Read</span><a href="http://scholar.google.com/scholar_case?about=12697196724960085036&hl=en&as_sdt=2,10&as_vis=1">How cited</a><a href="http://scholar.google.com/scholar?hl=en&as_sdt=2,10&as_vis=1">Search</a></div></div><div class=" gs_vis" id="gs_reference" style="display: block;">Frey v. Livecchi, 852 So. 2d 896 - Fla: Dist. Court of Appeals, 4th Dist. 2003</div><div id="gs_leaf_bdy" role="main"><div id="gs_opinion_wrapper"><div id="gs_opinion">
<center><b>852 So.2d 896 (2003)</b></center>
<center><h3 id="gsl_case_name">Brian J. FREY and Laurie Frey, Appellants,<br>
v.<br>
Pamela E. LIVECCHI, Appellee.</h3></center>
<center><a href="http://scholar.google.com/scholar?scidkt=7947547198128836883&as_sdt=2&hl=en">No. 4D02-4499.</a></center>
<center><p><b>District Court of Appeal of Florida, Fourth District.</b></p></center>
<center>August 6, 2003.</center>
<center>Rehearing Denied September 12, 2003.</center>
<p><a class="gsl_pagenum">897</a><a class="gsl_pagenum2">*897</a> Michael E. Greene of Michael E. Greene, P.A., Coral Springs, for appellants.</p>
<p>John W. Case, Fort Lauderdale, for appellee.</p>
<p>POLEN, J.</p>
<p>This appeal arises from a trial court's entry of a default final
judgment of eviction. Because the defense raised by the Appellants at
the trial court warranted an evidentiary hearing, and the trial court
failed to conduct one, we reverse and remand with instructions that the
court conduct the appropriate hearing.</p>
<p>The facts of this case warrant some discussion. Pamela E. Livecchi
("Livecchi") is the owner of a home in Coconut Creek. In June of 1998,
Livecchi entered into a one-year residential lease agreement with Brian
and Laurie Frey ("the Freys"). The Freys alleged that at the end of the
lease agreement they had entered into a contract to purchase the
property. Livecchi, on the other hand, asserts that at the end of the
lease, the Freys became month-to-month tenants.</p>
<p>On May 16, 2002, Livecchi sent the Freys a notice to vacate the
premises. On June 5, 2002, the Freys filed an amended complaint in the
circuit court seeking, <i>inter alia,</i> specific performance of the
contract to purchase the property. No copy of the purported option to
purchase was attached to the complaint.</p>
<p>On July 3, 2002, Livecchi filed a complaint for tenant eviction in
the county court. The Freys responded to the complaint asserting as a
defense that they occupy the premises pursuant to a contract for sale,
not a month-to-month tenancy, and that the court lacked jurisdiction
based on the Freys' previously filed complaint. In addition, the Freys
filed a motion to determine the amount of rent due, and a motion to
transfer the eviction action to the circuit court. The motion to
transfer was granted. In the motion to determine rent due, the Freys
contended that the statutory requirement to pay rent into the registry
of the court, as well as other provisions applicable to lease
situations, did not apply because they occupy the property under a sales
contract rather than a lease agreement.</p>
<p>After the case was transferred, Livecchi filed a motion to determine
possession of property and/or amount of rent due. The motion was based
on the Freys' failure to pay rent and alleged that they were
month-to-month tenants.</p>
<p>On September 17, 2002, without having conducted any evidentiary
hearing, the court granted Livecchi's motion and ordered the Freys to
put money into the court registry within ten days to avoid a default
final judgment for eviction. Upon the Freys' failure to pay the money
into the registry, the court entered a default judgment for eviction.</p>
<p>Section 83.60(2), Florida Statutes, requires payment of rent into the
registry of the court in residential landlord tenant disputes under
Part II of Chapter 83. § 83.60, Fla. Stat. (1999). However, section
83.60 does not apply when the occupancy is under a contract for sale of a
dwelling unit or the property of which it is a part. § 83.42(2), Fla.
Stat. (1999). The Freys claim that this provision is inapplicable
because they were not tenants under the statute. Rather, their claim is
based <a class="gsl_pagenum">898</a><a class="gsl_pagenum2">*898</a> on
their rights under a contract for sale. The resolution of this factual
dispute would determine whether section 83.60 is applicable. Because
such a determination would be dispositive, we hold that the trial court
was required to conduct an evidentiary hearing before determining
whether the Freys were required to pay money into the court registry.
Because the trial court failed to conduct such a hearing, we find that
the trial court erred in imposing such a requirement, erred in entering
the default judgment, and reverse the entry of the final default
judgment.</p>
<p>REVERSED and REMANDED.</p>
<p>WARNER and GROSS, JJ., concur.</p>
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