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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'>This is an example of a messy, confusing statutory change where the Bar sat back and did not get involved. Again.<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'>Harry<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><b><span style='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: <a href="http://www.evict.com/">www.evict.com</a> <br>Email: <a href="mailto:harry@evict.com">harry@evict.com</a></span></b><span style='color:#1F497D'><o:p></o:p></span></p><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.</span><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"'> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>James Zink<br><b>Sent:</b> Thursday, September 04, 2014 4:23 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Cure defective notice during pendency of case?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='color:#1F497D'>Anthony, <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'>I have some of the same questions you have about that change to the statute, and it scares the heck out of me as a tenant attorney as I believe it could be interpreted that way. I can answer at least a few items there. First, I believe there is case law out there that holds a three day notice is not considered a condition precedent. I operate out of the 4<sup>th</sup> DCA and I am pretty sure it was from that court. I will try to find it. <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'>Second, in the limited times I have actually argued this, I would argue the landlord must at least substantially comply with the three day notice requirement. As in, if the landlord is 100 dollars off and the tenant owes 5000, that is one thing, but if in your case, the landlord doubled the amount owed, I would argue that such a deficiency should not be curable by a simple amendment and requires a new three day notice to be served. In other words, I encourage the judge the read the statute as defining deficiency as incidental or relatively minor, but for major items, would require a new notice. To be honest, this is just trying to give a judge an opening to make a ruling in a tenant’s favor, and if you get a judge who just thinks your client should be out, they can probably use that part of the statute to do it. It was a non-sense change to the statute that could be a death knell for tenants in the hands of a landlord friendly judge. I routinely caution clients about this and that different judges could provide very different outcomes before they put money into the registry. <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 anyone has anything that can be used to combat this from the DCA level, it would be greatly appreciated, though I know this is largely a landlord rep list serv. <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"'> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>Anthony J. Horky<br><b>Sent:</b> Thursday, September 04, 2014 4:12 PM<br><b>To:</b> 'RPPTL Landlord Tenant Committee'<br><b>Subject:</b> [RPPTL LandTen] Cure defective notice during pendency of case?<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Hello Members. I’d appreciate your opinions on the following scenario.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Landlord files action for removal of a tenant (residential). The 3-day notice attached to the complaint is defective because it includes several charges (all of them itemized on the notice) not defined in the lease as rent. After tenant files motion to dismiss, motion to determine rent, and answers, the court holds a rent determination hearing wherein the tenant is ordered to pay a sum certain into the register. Tenant does so. Next, landlord’s attorney files a motion to amend the complaint and to amend the three day notice. Landlord does not serve the amended notice. Instead, the proposed Amended Complaint is identical to the original complaint accept: (a) it no longer alleges items not defined in the lease as rent; and <b>(b) the 3-day notice attached to it is the amended (corrected) notice. Moreover, the Amended Complaint still alleges that the 3-day notice (amended) was served on ___ date—the same date as alleged in the original complaint! </b> In other words, the landlord is alleging that the amended notice was the one originally served. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>I’ve got several problems with that. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Section 83.60(1)(a) says that the “landlord must be given the opportunity to cure a deficiency in a notice or pleading before dismissal of the action.” <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>QUESTIONS: <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoListParagraph style='text-indent:-.25in'>1.<span style='font-size:7.0pt;font-family:"Times New Roman","serif"'> </span> Does 83.60(1)(a) allow a landlord, in the middle of a lawsuit, to change the amount due in the 3-day notice and proceed to prosecute the eviction? In my case, the original notice was for double what was actually due—hence the tenant did not pay it. Now, the corrected notice is for the correct amount, which has already been paid into the registry.<o:p></o:p></p><p class=MsoListParagraph><o:p> </o:p></p><p class=MsoListParagraph style='text-indent:-.25in'>2.<span style='font-size:7.0pt;font-family:"Times New Roman","serif"'> </span>If the 3-day notice is a condition precedent to the right to bring a removal action, what are the mechanics for allowing landlord to “cure” a deficient notice before dismissal? How can the case be allowed to proceed?<o:p></o:p></p><p class=MsoListParagraph><o:p> </o:p></p><p class=MsoListParagraph style='text-indent:-.25in'>3.<span style='font-size:7.0pt;font-family:"Times New Roman","serif"'> </span> Is the landlord permitted to falsely allege that the notice (amended notice attached to the complaint) has already been served on the date the deficient notice was served? <o:p></o:p></p><p class=MsoListParagraph><o:p> </o:p></p><p class=MsoNormal>Thank you for your time and opinions. <o:p></o:p></p><p class=MsoNormal><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=117 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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