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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#002060'>Harry has the best advice. Avoid the problem altogether by having the landlord’s name and address (and phone number) on it. You may be correct that you are a not a debt collector, but you may have to prove it in court. <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#002060'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#002060'>In addition to the 30 day validation notice, FDCPA requires the conspicuous “Miranda Warning” - this is an attempt to collect a debt, etc... <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#002060'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#002060'>If you look closely at the statute (83.56), the substantially sufficient form does not appear to require a signature. Therefore, just put the landlord’s name, address, and phone number on the notice. <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#002060'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#002060'><o:p> </o:p></span></p><div><p class=MsoNormal style='text-autospace:none'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#002060'>This e-mail message and all attachments transmitted with it may contain legally privileged and confidential information intended solely for the use of the addressee. If the reader of this message is not the intended recipient, you are hereby notified that any reading, dissemination, distribution, copying, or other use of this message or its attachments is strictly prohibited. If you have received this message in error, please notify the sender immediately by telephone (850-433-6581) or by electronic mail (<a href="mailto:choskin@esclaw.com"><span style='color:blue'>choskin@esclaw.com</span></a>) and then delete this message and all copies and backups thereof. Thank you.<br><br>Charles P. Hoskin<br>Direct Dial: 850-444-3881<br>Fax: 850-434-7163<o:p></o:p></span></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#002060'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#002060'><img border=0 width=312 height=38 id="_x0000_i1035" src="cid:image005.png@01CF6B85.00DC8C70" alt="cid:image001.png@01CE0382.09E1FC40"><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#002060'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><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>Harry Heist<br><b>Sent:</b> Friday, May 09, 2014 12:33 PM<br><b>To:</b> 'Cary Sabol'; 'RPPTL Landlord Tenant Committee'<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>I would NEVER sign a Three Day Notice. I would only have the landlord’s name and address on it. Why have to argue about whether or not you are a debt collector? Why make the notice confusing to the tenant with the 30 day baloney? Never. <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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Harry<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><div><p class=MsoNormal><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: 1 800 253 8428<br>FAX: 1 800 367 9038<br>"Serving the Property Management Professional"<br>Website: </span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="http://www.evict.com/"><b><span style='font-family:"Arial","sans-serif"'>www.evict.com</span></b></a></span><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'> <br>Email: </span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="mailto:harry@evict.com"><b><span style='font-family:"Arial","sans-serif"'>harry@evict.com</span></b></a></span><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 align=left width="100%" style='width:100.0%;margin-left:.1in;margin-right:.1in;margin-bottom:5.95pt'><tr style='height:19.9pt'><td width="16%" rowspan=2 style='width:16.3%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=360 style='width:3.75in;border-collapse:collapse'><tr><td width=64 valign=top style='width:48.3pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-element:frame;mso-element-frame-hspace:9.45pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:column;mso-height-rule:exactly'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870"><span style='font-size:10.0pt;color:#1F497D;text-decoration:none'><img border=0 width=46 height=46 id="Picture_x0020_1" src="cid:image006.png@01CF6B85.00DC8C70"></span></a><span style='color:#1F497D'><o:p></o:p></span></span></p></td><td width=296 valign=top style='width:221.7pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-element:frame;mso-element-frame-hspace:9.45pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:column;mso-height-rule:exactly'><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><br></span></b><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Visit us on Facebook</span></b><span style='font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td></tr></table></td><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.45pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:column;mso-height-rule:exactly'><span style='font-size:10.0pt;line-height:115%;color:#1F497D'><o:p> </o:p></span></p></td></tr><tr style='height:19.85pt'><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.85pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.45pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:column;mso-height-rule:exactly'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p></td></tr></table><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 PROHIBITED.<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></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><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>Cary Sabol<br><b>Sent:</b> Friday, May 09, 2014 1:10 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><div><div><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:HelveticaNeue;color:black'>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. <o:p></o:p></span></p></div><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:HelveticaNeue;color:black'><o:p> </o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:HelveticaNeue;color:black'>Cary <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:"Bookman Old Style","serif";color:blue'>Law Offices of Cary P. Sabol</span></b><span style='font-size:14.0pt;font-family:HelveticaNeue;color:black'><o:p></o:p></span></p><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:"Bookman Old Style","serif";color:blue'>P.O. Box 15981 | West Palm Beach | Florida | 33416 </span></b><span style='font-size:14.0pt;font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:"Bookman Old Style","serif";color:blue'>Phone: (561) 281-2744</span></b><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:blue'> <o:p></o:p></span></b></p></div><div><p class=MsoNormal style='background:white'><u><span style='font-size:7.5pt;color:blue'>IRS Circular 230 Notice</span></u><span style='font-size:7.5pt;color:blue'>: Pursuant to recently enacted U.S. Treasury Department Regulations, we are now required to advise you that, unless otherwise expressly indicated, any federal tax advice expressed above was neither written nor intended by the sender or this firm to be used and cannot be used by any taxpayer for the purpose of avoiding penalties that may be imposed under U.S. tax law. If any person uses or refers to any such tax advice in promoting, marketing or recommending a partnership or other entity, investment plan or arrangement to any taxpayer, then the advice should be considered to have been written to support the promotion or marketing by a person other than the sender or this firm of that transaction or matter, and such taxpayer should seek advice based on the taxpayer's particular circumstances from an independent tax advisor. </span><span style='font-size:14.0pt;font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><div><div><div><p class=MsoNormal style='background:white'><b><span style='font-size:7.5pt;font-family:HelveticaNeue;color:blue'> </span></b><span style='font-size:7.5pt;font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><u><span style='font-size:7.5pt;color:blue'>Confidentiality Notice</span></u><span style='font-size:7.5pt;color:blue'>: This electronic mail transmission is intended for the use of the individual or entity to which it is addressed and may contain confidential information belonging to the sender which is protected by the attorney-client privilege. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or the taking of any action in reliance on the contents of this information is strictly prohibited. If you have received this transmission in error, please notify the sender immediately by e-mail and delete the original message. Thank you for your cooperation.</span><span style='font-size:7.5pt;font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><div><div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>On Friday, May 9, 2014 1:07 PM, Leonard Cabral <<a href="mailto:leonardcabral@lenslaw.com">leonardcabral@lenslaw.com</a>> wrote:</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><div id=yiv7084744638><div><div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>Maybe.</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>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><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div id=yiv7084744638yqt13488><div><div style='border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor;border-image: none'><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'> <a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a> <a href="mailto:[mailto:landten-bounces@lists.flabarrpptl.org]">[mailto:landten-bounces@lists.flabarrpptl.org]</a> <b>On Behalf Of </b>Beverly Barnett<br><b>Sent:</b> Friday, May 09, 2014 11:26 AM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>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><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><div style='border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor;border-image: none'><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'> <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>Manuel Farach<br><b>Sent:</b> Wednesday, May 07, 2014 11:17 AM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>I don’t like to file those but yes, we may have to</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>Thanks</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'><img border=0 width=254 height=84 id=yiv7084744638IMG1 src="http://www.richmangreer.com/images/logo.gif"><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Richman Greer P.A.<br>One Clearlake Centre<br>Suite 1504<br>250 Australian Avenue South<br>West Palm Beach, Florida 33401<br>Office: 561.803.3500<br>Fax: 561.820.1608<br>Direct: 561.803.3501<br>Email: <a href="mailto:MFarach@richmangreer.com" target="_blank">MFarach@richmangreer.com</a><br><a href="http://www.richmangreer.com/" target="_blank">http://www.richmangreer.com/</a><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'><img border=0 width=313 height=69 id="yiv7084744638_x005f_x0000_i1027" src="http://www.richmangreer.com/emailsig/meritas.gif"><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:HelveticaNeue;color:#7F7F7F'>U.S. Treasury Regulation Circular 230 requires us to advise you that written communications issued by us are not intended to be and cannot be relied upon to avoid penalties that may be imposed by the Internal Revenue Service.</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div style='margin-bottom:12.0pt'><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:HelveticaNeue;color:#7F7F7F'>Incoming emails are filtered which may delay receipt. This email is personal to the named recipient(s) and may be privileged and confidential. If you are not the intended recipient, you received this in error. If so, any review, dissemination, or copying of this email is prohibited. Please immediately notify us by email and delete the original message..</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><div style='border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor;border-image: none'><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'> <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>Leonard Cabral<br><b>Sent:</b> Tuesday, May 06, 2014 8:51 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:HelveticaNeue;color:black'>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><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:14.0pt;font-family:HelveticaNeue;color:black'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><div style='border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor;border-image: none'><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'> <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>Manuel Farach<br><b>Sent:</b> Tuesday, May 06, 2014 2:54 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>Greg,</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>I’ll have to read those cases as I was relying on Old Port Cove (copy attached) which reads:</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>[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><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>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><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black;border:solid windowtext 1.0pt;padding:0in'><img border=0 width=255 height=84 id="yiv7084744638_x005f_x0000_i1030" src="cid:image007.jpg@01CF6B85.00DC8C70" alt="Image removed by sender."></span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Richman Greer P.A.<br>One Clearlake Centre<br>Suite 1504<br>250 Australian Avenue South<br>West Palm Beach, Florida 33401<br>Office: 561.803.3500<br>Fax: 561.820.1608<br>Direct: 561.803.3501<br>Email: <a href="mailto:MFarach@richmangreer.com" target="_blank">MFarach@richmangreer.com</a><br><a href="http://www.richmangreer.com/" target="_blank">http://www.richmangreer.com/</a><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black;border:solid windowtext 1.0pt;padding:0in'><img border=0 width=313 height=69 id="yiv7084744638_x005f_x0000_i1031" src="cid:image008.jpg@01CF6B85.00DC8C70" alt="Image removed by sender."></span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:HelveticaNeue;color:#7F7F7F'>U.S. Treasury Regulation Circular 230 requires us to advise you that written communications issued by us are not intended to be and cannot be relied upon to avoid penalties that may be imposed by the Internal Revenue Service.</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div style='margin-bottom:12.0pt'><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:HelveticaNeue;color:#7F7F7F'>Incoming emails are filtered which may delay receipt. This email is personal to the named recipient(s) and may be privileged and confidential. If you are not the intended recipient, you received this in error. If so, any review, dissemination, or copying of this email is prohibited. Please immediately notify us by email and delete the original message..</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><div style='border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor;border-image: none'><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'> <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>Gregory Dawson<br><b>Sent:</b> Tuesday, May 06, 2014 2:41 PM<br><b>To:</b> 'RPPTL Landlord Tenant Committee'<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>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><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0><tr><td style='padding:.75pt .75pt .75pt .75pt'><p class=MsoNormal align=right style='text-align:right'><b><span style='font-size:8.0pt;color:#514936'><a href="http://www.edcolaw.com/" target="_blank"><span style='color:#514936;text-decoration:none'>website</span></a> | <a href="http://edcolaw.com/vcards/ECA-vc-gdawson.vcf" target="_blank"><span style='color:#514936;text-decoration:none'>vCard</span></a> | <a href="http://www.edcolaw.com/contact" target="_blank"><span style='color:#514936;text-decoration:none'>map</span></a> | <a href="mailto:gdawson@edcolaw.com" target="_blank"><span style='color:#514936;text-decoration:none'>email</span></a></span></b><o:p></o:p></p><div><p class=MsoNormal><a href="http://www.edcolaw.com/" target="_blank"><span style='text-decoration:none'><img border=0 width=427 height=71 id="yiv7084744638Picture_x0020_1" src="cid:image009.gif@01CF6B85.00DC8C70" alt="Description: http://edcolaw.com/vcards/ECA-sig3-gdawson.gif"></span></a><o:p></o:p></p></div></td></tr></table><div><p class=MsoNormal style='background:white'><span style='font-size:8.0pt;font-family:HelveticaNeue;color:black'>The information contained in the preceding message is intended solely for the use of the person(s) to whom it is addressed. The preceding message may contain material that is privileged or protected from disclosure under applicable law. If you are not the intended recipient or the individual responsible for delivery to the intended recipient, (1) do not use, disseminate, forward, or copy the preceding message and (2) please notify sender immediately by e-mail or telephone and destroy the preceding message. Thank you.<br><br>Internal Revenue Service regulations require that certain types of written advice include a disclaimer. To the extent the preceding message contains advice relating to a federal tax law issue, unless expressly stated otherwise, the advice is not intended or written to be used, and it cannot be used, by the recipient or any other taxpayer, for the purpose of avoiding federal tax penalties, and was not written to support the promotion or marketing of any transactions or matters.</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><div style='border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor;border-image: none'><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'> <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>Manuel Farach<br><b>Sent:</b> Tuesday, May 06, 2014 1:57 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>Arlene,</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>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><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'>Thanks</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:#1F497D'> </span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black;border:solid windowtext 1.0pt;padding:0in'><img border=0 width=255 height=84 id="yiv7084744638_x005f_x0000_i1035" src="cid:image007.jpg@01CF6B85.00DC8C70" alt="Image removed by sender."></span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Richman Greer P.A.<br>One Clearlake Centre<br>Suite 1504<br>250 Australian Avenue South<br>West Palm Beach, Florida 33401<br>Office: 561.803.3500<br>Fax: 561.820.1608<br>Direct: 561.803.3501<br>Email: <a href="mailto:MFarach@richmangreer.com" target="_blank">MFarach@richmangreer.com</a><br><a href="http://www.richmangreer.com/" target="_blank">http://www.richmangreer.com/</a><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black;border:solid windowtext 1.0pt;padding:0in'><img border=0 width=313 height=69 id="yiv7084744638_x005f_x0000_i1036" src="cid:image008.jpg@01CF6B85.00DC8C70" alt="Image removed by sender."></span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:HelveticaNeue;color:#7F7F7F'>U.S. Treasury Regulation Circular 230 requires us to advise you that written communications issued by us are not intended to be and cannot be relied upon to avoid penalties that may be imposed by the Internal Revenue Service.</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div style='margin-bottom:12.0pt'><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:HelveticaNeue;color:#7F7F7F'>Incoming emails are filtered which may delay receipt. This email is personal to the named recipient(s) and may be privileged and confidential. If you are not the intended recipient, you received this in error. If so, any review, dissemination, or copying of this email is prohibited. Please immediately notify us by email and delete the original message..</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><div style='border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor;border-image: none'><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'> <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>Arlene C. Udick<br><b>Sent:</b> Tuesday, May 06, 2014 1:46 PM<br><b>To:</b> 'RPPTL Landlord Tenant Committee'<br><b>Subject:</b> Re: [RPPTL LandTen] Transfer Case from Circuit to County</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Dear Manny,<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>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<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><div style='border:none;border-top:solid windowtext 1.0pt;padding:3.0pt 0in 0in 0in;border-color:currentColor currentColor;border-image: none'><div><p class=MsoNormal style='background:white'><b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'>From:</span></b><span style='font-size:10.0pt;font-family:HelveticaNeue;color:black'> <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>Manuel Farach<br><b>Sent:</b> Tuesday, May 06, 2014 12:05 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> [RPPTL LandTen] Transfer Case from Circuit to County</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Does anyone have case law/practical suggestions for this fact situation?<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>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. <o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>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<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Thanks in advance<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Manny<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black;border:solid windowtext 1.0pt;padding:0in'><img border=0 width=255 height=84 id="yiv7084744638_x005f_x0000_i1039" src="cid:image007.jpg@01CF6B85.00DC8C70" alt="Image removed by sender."></span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar<o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>Richman Greer P.A.<br>One Clearlake Centre<br>Suite 1504<br>250 Australian Avenue South<br>West Palm Beach, Florida 33401<br>Office: 561.803.3500<br>Fax: 561.820.1608<br>Direct: 561.803.3501<br>Email: <a href="mailto:MFarach@richmangreer.com" target="_blank">MFarach@richmangreer.com</a><br><a href="http://www.richmangreer.com/" target="_blank">http://www.richmangreer.com/</a><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black;border:solid windowtext 1.0pt;padding:0in'><img border=0 width=313 height=69 id="yiv7084744638_x005f_x0000_i1040" src="cid:image008.jpg@01CF6B85.00DC8C70" alt="Image removed by sender."></span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:HelveticaNeue;color:#7F7F7F'>U.S. Treasury Regulation Circular 230 requires us to advise you that written communications issued by us are not intended to be and cannot be relied upon to avoid penalties that may be imposed by the Internal Revenue Service.</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div><div style='margin-bottom:12.0pt'><p class=MsoNormal style='background:white'><span style='font-size:10.0pt;font-family:HelveticaNeue;color:#7F7F7F'>Incoming emails are filtered which may delay receipt. This email is personal to the named recipient(s) and may be privileged and confidential. If you are not the intended recipient, you received this in error. If so, any review, dissemination, or copying of this email is prohibited. Please immediately notify us by email and delete the original message..</span><span style='font-family:HelveticaNeue;color:black'><o:p></o:p></span></p></div></div><div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'> <o:p></o:p></span></p></div></div></div></div><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'><o:p> </o:p></span></p><div id=yqt29024><p class=MsoNormal style='background:white'><span style='font-family:HelveticaNeue;color:black'>_______________________________________________<br>landten mailing list<br><a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a><br><a href="http://mailman.fsr.com/mailman/listinfo/landten" target="_blank">http://mailman.fsr.com/mailman/listinfo/landten</a><o:p></o:p></span></p></div><p class=MsoNormal style='margin-bottom:12.0pt;background:white'><span style='font-family:HelveticaNeue;color:black'><o:p> </o:p></span></p></div></div></div></div></div></div></div></div></body></html>