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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='color:#1F497D'>Attached are the seminar materials I prepared for the 2008 Legislative Update Seminar that dealt with this statute when enacted.<o:p></o:p></span></p><p class=MsoNormal><span style='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>James Zink<br><b>Sent:</b> Tuesday, June 24, 2014 10:09 AM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] early termination fees....plus 60 days' notice? C'mon already...<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>I think some facts are necessary to fully determine the answer to your question. If you are asking can a landlord require a tenant provide 60 days notice to terminate a lease early and the two months early termination fee while the defendant remains there for those 60 days, the answer would be yes, meaning the tenant would pay a total of 4 month’s rent to have the lease terminate early. The statute pretty clearly says that an early termination fee can require 60 days notice to initiate. If, however, the tenant simply leaves and provides notice that day, the landlord is only entitled to the rent for that month, plus the liquidated damages/early termination if it was agreed upon. Put simply, the statute seems clear that a landlord is entitled to rent for when the tenant uses the property through the end of the month in which it is used plus up to two months in damages, whether you call it liquidated damages or early termination. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>If your question is if a tenant fails to provide 60 days notice and the lease goes month to month, I think that is a different answer. If the tenant leaves at the end of the lease, although not having provided a notice to terminate, you would be suing for damages under a month to month tenancy, not for early termination, and would only at best be entitled to an additional month in rent which is all the landlord would reasonably be allowed under the statute as presumably he would be notified the tenant is out well before 15 days before rent is due. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Again, need more facts to see if this answers your q, but I think it does. <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='color:#1F497D'>James Zink, Esq.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Florida Rural Legal Services, Inc.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>3111 South Dixie Highway, Suite 140<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>West Palm Beach, FL 33405<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Phone: (561) 820-8902 x. 6025<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Fax: (561) 820-8892<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><i><span style='font-size:8.0pt;color:black'>The information contained in this e-mail, including any attachment(s), is intended solely for use by the named addressee(s). If you are not the intended recipient, or a person designated as responsible for delivering such messages to the intended recipient, you are not authorized to disclose, copy, distribute or retain this message, in whole or in part, without written authorization from the sender. If you have received this message in error, please notify the sender immediately</span></i><span style='color:#1F497D'><o:p></o:p></span></p></div><p class=MsoNormal><span style='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>Anthony J. Horky<br><b>Sent:</b> Monday, June 23, 2014 3:00 PM<br><b>To:</b> 'RPPTL Landlord Tenant Committee'<br><b>Subject:</b> [RPPTL LandTen] early termination fees....plus 60 days' notice? C'mon already...<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Hello all. I ask for some guidance on the following issue.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Residential tenant has liquidated damages addendum for early termination equal to two months’ rent. Paragraph 3 of the lease,” Lease Term and Termination Notice Requirements” states that the lease will automatically renew on a month to month basis unless tenant provides 60 days’ notice of termination or intent to move out. In the early termination addendum, it states that landlord is entitled to all rent that accrued through the end of the month in which it retakes possession. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Landlord tells tenant he must give 60 days’ notice and pay the 2 month early termination fee. I don’t think that is correct—the purpose of the early termination fees is just that, when a tenant decides to terminate the lease prior to the end of the term. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Your opinions on whether the tenant must give 60 days AND pay 2 months’ rent is invited and greatly appreciated. Thank you. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Regards, <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><table class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 style='border-collapse:collapse'><tr><td width=146 valign=top style='width:87.7pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:0in;margin-right:-4.1pt;margin-bottom:0in;margin-left:-216.9pt;margin-bottom:.0001pt'><b><o:p> </o:p></b></p><p class=MsoNormal style='mso-margin-top-alt:0in;margin-right:-4.1pt;margin-bottom:0in;margin-left:-216.9pt;margin-bottom:.0001pt'><!--[if gte vml 1]><v:shapetype id="_x0000_t75" coordsize="21600,21600" o:spt="75" o:preferrelative="t" path="m@4@5l@4@11@9@11@9@5xe" filled="f" stroked="f">
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