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<div>I don't think that evicting a tenant is considered "debt collection activity" sufficient to come under the FDCPA. Unfortunatley, I'm out of the office and can't point you to a case<br>
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On May 9, 2014, at 1:14 PM, "Cary Sabol" <<a href="mailto:sabollawoffice@yahoo.com">sabollawoffice@yahoo.com</a>> wrote:<br>
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<div><span>Personally I don't believe the FDCPA applies to a 3 day notice situation, however, I have been including the FDCPA Notice on any 3 day notice that I prepare for a few years now just in case. </span></div>
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<div>Cary </div>
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<div dir="ltr"><font face="Arial" size="2">On Friday, May 9, 2014 1:07 PM, Leonard Cabral <<a href="mailto:leonardcabral@lenslaw.com">leonardcabral@lenslaw.com</a>> wrote:<br>
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<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">Maybe.</span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">I have attached two cases for guidance. The key in my opinion is if you regularly files evictions. Again in my opinion Harry would qualify as a debt collector under the FDCPA.</span></div>
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<div class="yiv7084744638MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;">
<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>Beverly Barnett<br clear="none">
<b>Sent:</b> Friday, May 09, 2014 11:26 AM<br clear="none">
<b>To:</b> RPPTL Landlord Tenant Committee<br clear="none">
<b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span></div>
</div>
</div>
<div class="yiv7084744638MsoNormal"> </div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">If a three day notice is signed by the attorney, does it have to comply with the Federal Fair Debt Collection Act Section 809(a) requiring a 30 day notice?</span></div>
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<div class="yiv7084744638MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">
landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Manuel Farach<br clear="none">
<b>Sent:</b> Wednesday, May 07, 2014 11:17 AM<br clear="none">
<b>To:</b> RPPTL Landlord Tenant Committee<br clear="none">
<b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span></div>
</div>
</div>
<div class="yiv7084744638MsoNormal"> </div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">I don’t like to file those but yes, we may have to</span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">Thanks</span></div>
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<div><span style="color: black;">Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar</span></div>
<div><span style="color: black;">Richman Greer P.A.<br clear="none">
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Suite 1504<br clear="none">
250 Australian Avenue South</span><br clear="none">
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<span style="color: black;">Fax: 561.820.1608</span><br clear="none">
<span style="color: black;">Direct: 561.803.3501</span><br clear="none">
<span style="color: black;">Email: <a href="mailto:MFarach@richmangreer.com" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:MFarach@richmangreer.com">
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<div class="yiv7084744638MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">
landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Leonard Cabral<br clear="none">
<b>Sent:</b> Tuesday, May 06, 2014 8:51 PM<br clear="none">
<b>To:</b> RPPTL Landlord Tenant Committee<br clear="none">
<b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span></div>
</div>
</div>
<div class="yiv7084744638MsoNormal"> </div>
<div class="yiv7084744638MsoNormal"><span style="font-size: 14pt;">File a 57.107(1) motion and see what the lawyer/tenant does. Remember you must send the motion to the tenant and hold for 21 days before filing with the court.</span></div>
<div class="yiv7084744638MsoNormal"><span style="font-size: 14pt;"> </span></div>
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<div class="yiv7084744638MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">
landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Manuel Farach<br clear="none">
<b>Sent:</b> Tuesday, May 06, 2014 2:54 PM<br clear="none">
<b>To:</b> RPPTL Landlord Tenant Committee<br clear="none">
<b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span></div>
</div>
</div>
<div class="yiv7084744638MsoNormal"> </div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">Greg,</span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">I’ll have to read those cases as I was relying on Old Port Cove (copy attached) which reads:</span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);"> </span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">[10] Headnote Citing References Where they discuss the rationale, courts adopting the majority view generally conclude that an option or right of first refusal creates an interest in
property. Ferrero, 536 A.2d at 1139 (“As rights of first refusal are interests in property, the great majority of American jurisdictions have applied the Rule Against Perpetuities to such rights.”); see, e.g., Stuart Kingston, 596 A.2d at 1384; Gore, 867 P.2d
at 338; Martin, 348 N.E.2d at 309; Pace, 347 So.2d at 1317; Melcher, 435 P.2d at 114; McHugh, 380 S.E.2d at 874; Smith, 296 S.E.2d at 854. In Florida, however, an option does not create a legal or equitable interest in property. As we explained over fifty
years ago, “until an optionee exercises the right to purchase in accordance with the terms of his option he has no estate, either legal or equitable, in the *1287 lands involved.” Gautier v. Lapof, 91 So.2d 324, 326 (Fla.1956). We have since reiterated that
principle. See Leon County Educ. Facilities Auth. v. Hartsfield, 698 So.2d 526, 530 (Fla.1997) (“[T]his Court has long held that the status of parties to the ordinary lease with an option to purchase remains that of landlord and tenant until the option is
exercised and that the lessee has no equitable interest in the property.”); BancFlorida v. Hayward, 689 So.2d 1052, 1054 (Fla.1997) ( “Under Florida law, an option to purchase property creates neither an equitable interest nor an equitable remedy.”).</span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);"> </span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">As these cases show, Florida law has consistently held that an option does not create an interest in land. Therefore, a right of first refusal—which may or may not ripen into an option
depending on whether the owner decides to sell, see, e.g., Pearson, 497 So.2d at 900—cannot create an interest in land, either.</span></div>
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<div><span style="color: black;">Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar</span></div>
<div><span style="color: black;">Richman Greer P.A.<br clear="none">
One Clearlake Centre<br clear="none">
Suite 1504<br clear="none">
250 Australian Avenue South</span><br clear="none">
<span style="color: black;">West Palm Beach, Florida 33401</span><br clear="none">
<span style="color: black;">Office: 561.803.3500</span><br clear="none">
<span style="color: black;">Fax: 561.820.1608</span><br clear="none">
<span style="color: black;">Direct: 561.803.3501</span><br clear="none">
<span style="color: black;">Email: <a href="mailto:MFarach@richmangreer.com" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:MFarach@richmangreer.com">
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<div class="yiv7084744638MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">
landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Gregory Dawson<br clear="none">
<b>Sent:</b> Tuesday, May 06, 2014 2:41 PM<br clear="none">
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br clear="none">
<b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span></div>
</div>
</div>
<div class="yiv7084744638MsoNormal"> </div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">Section 68.03 of the Fla. Real Estate Transactions (Boyer) treatise indicates that an option to purchase real estate is subject to the statute of frauds, citing
<u>Minton v. Spivey</u>, 505 So.2d 476 (Fla. 5<sup>th</sup> DCA 1987). Other cases taking that position are
<u>McCollum Aviation, Inc. v. CIM Associates, Inc</u>., 446 F. Supp. 511 (S.D. Fla. 1978) and
<u>Kamil Gowni & Shenody, Inc. v. BP Corporation North America, Inc.</u>, 2003 WL 24051561, 2003 US Dist. LEXIS 26843. </span></div>
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<div class="yiv7084744638MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">
landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Manuel Farach<br clear="none">
<b>Sent:</b> Tuesday, May 06, 2014 1:57 PM<br clear="none">
<b>To:</b> RPPTL Landlord Tenant Committee<br clear="none">
<b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span></div>
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<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">Arlene,</span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">The case is more complicated than it seems because the exercise of an option (if one does exist in this case) may create an equitable conversion of the oral contract to purchase. Again,
this is a little complicated but Florida actually follows the minority rule and holds that an option to purchase is not an interest in real property. If it’s not an interest in real property, then I don’t believe the Statute of Frauds applies (but I’d love
for you to show me otherwise)</span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);">Thanks</span></div>
<div class="yiv7084744638MsoNormal"><span style="color: rgb(31, 73, 125);"> </span></div>
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<div><span style="color: black;">Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar</span></div>
<div><span style="color: black;">Richman Greer P.A.<br clear="none">
One Clearlake Centre<br clear="none">
Suite 1504<br clear="none">
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<div class="yiv7084744638MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">
landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Arlene C. Udick<br clear="none">
<b>Sent:</b> Tuesday, May 06, 2014 1:46 PM<br clear="none">
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br clear="none">
<b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span></div>
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<div class="yiv7084744638MsoNormal"><span style="font-size: 12pt;">Dear Manny,</span></div>
<div class="yiv7084744638MsoNormal"><span style="font-size: 12pt;"> </span></div>
<div class="yiv7084744638MsoNormal"><span style="font-size: 12pt;">I may be missing something, but I believe the 2 claims are unrelated and that you can go forward with the eviction, notwithstanding the alleged oral option to purchase. It seems that the circuit
court case has a statute of frauds issue, and unless the lawyer took some action relying on the option to purchase, the case should be dismissed for failure to state a claim since there is no writing to enforce the option. Arlene</span></div>
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<div class="yiv7084744638MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">
landten-bounces@lists.flabarrpptl.org</a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:landten-bounces@lists.flabarrpptl.org">mailto:landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Manuel Farach<br clear="none">
<b>Sent:</b> Tuesday, May 06, 2014 12:05 PM<br clear="none">
<b>To:</b> RPPTL Landlord Tenant Committee<br clear="none">
<b>Subject:</b> [RPPTL LandTen] Transfer Case from Circuit to County</span></div>
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<div class="yiv7084744638MsoNormal"> </div>
<div class="yiv7084744638MsoNormal">Does anyone have case law/practical suggestions for this fact situation?</div>
<div class="yiv7084744638MsoNormal">My client gives notice to leave/files for eviction against his month to month tenant as my client has a buyer for the property. I file for eviction in county court, but tenant (who is a lawyer) files suit in circuit court
claiming he has an oral option to purchase the property by matching the price. </div>
<div class="yiv7084744638MsoNormal">Any case law on this? I’m drawing a blank on my research as it appears to be under Rule 1.060 but there are no cases on this narrow issue</div>
<div class="yiv7084744638MsoNormal">Thanks in advance</div>
<div class="yiv7084744638MsoNormal">Manny</div>
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<div><span style="color: black;">Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar</span></div>
<div><span style="color: black;">Richman Greer P.A.<br clear="none">
One Clearlake Centre<br clear="none">
Suite 1504<br clear="none">
250 Australian Avenue South</span><br clear="none">
<span style="color: black;">West Palm Beach, Florida 33401</span><br clear="none">
<span style="color: black;">Office: 561.803.3500</span><br clear="none">
<span style="color: black;">Fax: 561.820.1608</span><br clear="none">
<span style="color: black;">Direct: 561.803.3501</span><br clear="none">
<span style="color: black;">Email: <a href="mailto:MFarach@richmangreer.com" target="_blank" rel="nofollow" shape="rect" ymailto="mailto:MFarach@richmangreer.com">
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<p><span style="color: #000000; ">Manuel Farach</span><font color="#000000"> / </font>
<span style="color: #000000; ">Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar</span></p>
<p><font color="#000000">Richman Greer P.A.<br>
</font><span style="color: #000000; ">One Clearlake Centre<br>
Suite 1504<br>
250 Australian Avenue South</span><br>
<span style="color: #000000; ">West Palm Beach</span><font color="#000000">, </font>
<span style="color: #000000; ">Florida</span><font color="#000000"> </font><span style="color: #000000; ">33401</span><br>
<font color="#000000">Office: </font><span style="color: #000000; ">561.803.3500</span><br>
<font color="#000000">Fax: 561.820.1608</font><br>
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