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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'>Thank you everyone for your responses. This might be an ActionLine article in the making. <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'>Regards, <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><table class=MsoTableGrid border=1 cellspacing=0 cellpadding=0 style='border-collapse:collapse;border:none'><tr><td width=117 valign=top style='width:87.7pt;border:none;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><span style='color:#1F497D'><o:p> </o:p></span></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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</v:shape><![endif]--><![if !vml]><img width=116 height=61 src="cid:image002.png@01CFD8DC.945EF6D0" align=left hspace=12 alt="AJH Logo mark" v:shapes="_x0000_s1027"><![endif]><b><span style='color:#1F497D'><o:p></o:p></span></b></p></td><td width=466 valign=bottom style='width:349.7pt;border:none;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormalCxSpMiddle style='margin-left:-6.5pt;mso-add-space:auto'><b><span style='color:#1F497D'>Anthony J. Horky, Esquire<o:p></o:p></span></b></p><p class=MsoNormalCxSpMiddle style='margin-left:-6.5pt;mso-add-space:auto'><span style='color:#1F497D'>Anthony J. Horky, P.A.<o:p></o:p></span></p><p class=MsoNormalCxSpMiddle style='margin-left:-6.5pt;mso-add-space:auto'><span style='color:#1F497D'>2255 Glades Road, Suite 324A<o:p></o:p></span></p><p class=MsoNormalCxSpMiddle style='margin-left:-6.5pt;mso-add-space:auto'><span style='color:#1F497D'>Boca Raton, Florida 33431<o:p></o:p></span></p><p class=MsoNormalCxSpMiddle style='margin-left:-6.5pt;mso-add-space:auto'><span style='color:#1F497D'>T: 561.989.3206<o:p></o:p></span></p><p class=MsoNormalCxSpMiddle style='margin-left:-6.5pt;mso-add-space:auto'><span style='color:#1F497D'>F: 561.952.0096 <o:p></o:p></span></p><p class=MsoNormalCxSpMiddle style='margin-left:-6.5pt;mso-add-space:auto'><span style='color:#1F497D'><a href="http://www.horkylaw.com">www.horkylaw.com</a><o:p></o:p></span></p><p class=MsoNormal><b><span style='color:#1F497D'><o:p> </o:p></span></b></p></td></tr><tr><td width=583 colspan=2 valign=top style='width:437.4pt;border:none;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='text-align:justify'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:#1F497D'>This message and the documents attached to it, if any, are intended only for the use of the addressee and may contain information that is attorney-client privileged or confidential, and/or may contain attorney work product. If you are not the intended recipient, you are hereby notified that any dissemination of this communication is strictly prohibited. If you have received this communication in error, please delete all electronic copies of this message and its attachments, if any, destroy any hard copies you may have created and notify me immediately at: </span><span style='color:#1F497D'><a href="mailto:ahorky@horkylaw.com" target="_blank"><span style='font-size:9.0pt;font-family:"Arial","sans-serif"'>ahorky@horkylaw.com</span></a></span><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:#1F497D'>.</span><span style='font-size:9.0pt;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal style='text-align:justify'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:#1F497D'>-------------------------------------------------------</span><span style='font-size:9.0pt;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal style='margin-left:-4.5pt;text-align:justify'><span style='font-size:9.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Tax Advice Disclosure: To ensure compliance with requirements imposed by the IRS under Circular 230, we inform you that any U.S. federal tax advice contained in this communication (including any attachments), unless otherwise specifically stated, was not intended or written to be used, and cannot be used, for the purpose of (1) avoiding penalties under the Internal Revenue Code or (2) promoting, marketing or recommending to another party any matters addressed herein.</span><span style='font-size:9.0pt;color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><b><span style='color:#1F497D'><o:p> </o:p></span></b></p></td></tr></table><p class=MsoNormal><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";color:windowtext'>From:</span></b><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:windowtext'> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>Leonard Cabral<br><b>Sent:</b> Thursday, September 04, 2014 7:24 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>Someone on this list stated that this amendment would cause more problems was right. As far a jurisdiction there are 3 prongs to jurisdiction, Subject matter, personal, and procedural. There is a Bar Journal article that explains this and is available online on the Fl bar webpage. What most tenant filed was a motion to dismiss for lack of jurisdiction due to a three day notice <o:p></o:p></p><p class=MsoNormal>Failed to explain procedural jurisdiction which would include a condition precedent. Others filed motion to dismiss for failure to state a cause of action which is more accurate since the condition precedent was not fulfilled. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>With the new law it seems he condition precedent can be corrected by serving a new notice and an amended complaint which I would argue is not allowed by Chapter 51. My conundrum is does a motion to determine rent heard before a motion to dismiss for defective notice so the landlord can correct the pleading. If the landlord can amend a notice and serves it and the tenant complies is the case dismissed, moot or does it proceed. In any case who is the prevailing party? Who is entitle to Costs and fees? If the court requires the rent in the registry of the court before the amended notice how can the tenant tender rent that is in the court registry? <o:p></o:p></p><p class=MsoNormal>Can the tenant file a counterclaim for a FCCPA violation (Fl Consumer Collection Protection Act 559.72) for a notice that demands money not due? <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Leonard P. Cabral, Esq.<o:p></o:p></p><p class=MsoNormal>Leonardcabral@lenslaw.com<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal> <o:p></o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>Jay Taplin<br><b>Sent:</b> Thursday, September 04, 2014 4:52 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></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Anthony, please see footnote 1 in the attached case, it is of some help. <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>Jay A. Taplin<o:p></o:p></p><p class=MsoNormal>Florida Bar Board Certified Real Estate Law<br>Taplin & Associates<br>Suite 1510, Regions Bank Tower<br>1555 Palm Beach Lakes Boulevard<br>West Palm Beach, Florida 33401<br>(561) 684-8399 (ph)<br>(561) 471-8055 (fax)<br><a href="mailto:jtaplin@taplinlaw.net"><span style='font-size:10.0pt;font-family:"Arial","sans-serif"'>jtaplin@taplinlaw.net</span></a><br> <br>This email is intended solely for the use of the individual to whom it is addressed and may contain information that is privileged, confidential or otherwise exempt from dislosure under applicable law. If the reader of this email is not the intended recipient or the employee or agent responsible for delivering the message to the intended recipient, you are hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited. If you have received this communication in error, please immediately notify us by telephone and return the original message to us at the listed email address. Thank you. <o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> <a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>landten-bounces@lists.flabarrpptl.org</span></a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>mailto:landten-bounces@lists.flabarrpptl.org</span></a>] <b>On Behalf Of </b>Harry Heist<br><b>Sent:</b> Thursday, September 04, 2014 4:31 PM<br><b>To:</b> 'RPPTL Landlord Tenant Committee'<br><b>Subject:</b> Re: [RPPTL LandTen] Cure defective notice during pendency of case?<span style='color:windowtext'><o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Harry<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>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="https://u672742.ct.sendgrid.net/wf/click?upn=8nntNZ5zdQ3u0n-2BzXdOTtw52LfdpFuCQN3DP82ASo7Q-3D_DLqHeBUlrlXmMxEotDWgi-2FnMmOSNvhPrg4xLO8IDzSFLDB0N5q446zufKoTvnvp8bd6q2SOryaojVkVbSSdUMxIoCJggZDQp3PTwpRPm5yIOfv7ZP4szGO7yaxmF1p66aGVk7Chm3xarnhvd6tLf6pHSw74-2FZ8Zp-2FpZlfgoWLp81Ffea9LIoUE7yH5vF0OaN0XrCfaQr8KZIFCTX4STiBw-3D-3D"><b><span style='font-family:"Arial","sans-serif"'>www.evict.com</span></b></a> <br>Email: <a href="mailto:harry@evict.com"><b><span style='font-family:"Arial","sans-serif"'>harry@evict.com</span></b></a><o:p></o:p></p><p class=MsoNormal>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></p></div><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> <a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>landten-bounces@lists.flabarrpptl.org</span></a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>mailto:landten-bounces@lists.flabarrpptl.org</span></a>] <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?<span style='color:windowtext'><o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Anthony, <o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal>James Zink, Esq.<o:p></o:p></p><p class=MsoNormal>Florida Rural Legal Services, Inc.<o:p></o:p></p><p class=MsoNormal>3111 South Dixie Highway, Suite 140<o:p></o:p></p><p class=MsoNormal>West Palm Beach, FL 33405<o:p></o:p></p><p class=MsoNormal>Phone: (561) 820-8902 x. 6025<o:p></o:p></p><p class=MsoNormal>Fax: (561) 820-8892<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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<o:p></o:p></p></div><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><p class=MsoNormal><b>From:</b> <a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>landten-bounces@lists.flabarrpptl.org</span></a> [<a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif"'>mailto:landten-bounces@lists.flabarrpptl.org</span></a>] <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?<span style='color:windowtext'><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>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>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>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><o:p> </o:p></p><p class=MsoNormal><!--[if gte vml 1]><v:shape id="Picture_x0020_1" o:spid="_x0000_s1026" type="#_x0000_t75" alt="AJH Logo mark" style='position:absolute;margin-left:4.05pt;margin-top:21.05pt;width:87pt;height:46.1pt;z-index:251659264;visibility:visible;mso-wrap-style:square;mso-width-percent:0;mso-height-percent:0;mso-wrap-distance-left:9pt;mso-wrap-distance-top:0;mso-wrap-distance-right:9pt;mso-wrap-distance-bottom:0;mso-position-horizontal:absolute;mso-position-horizontal-relative:text;mso-position-vertical:absolute;mso-position-vertical-relative:text;mso-width-percent:0;mso-height-percent:0;mso-width-relative:margin;mso-height-relative:margin'>
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</v:shape><![endif]--><![if !vml]><img width=116 height=61 src="cid:image002.png@01CFD8DC.945EF6D0" align=left hspace=12 alt="AJH Logo mark" v:shapes="Picture_x0020_1"><![endif]><o:p></o:p></p></td><td width=466 valign=bottom style='width:349.7pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal>Anthony J. Horky, Esquire<o:p></o:p></p><p class=MsoNormal>Anthony J. Horky, P.A.<o:p></o:p></p><p class=MsoNormal>2255 Glades Road, Suite 324A<o:p></o:p></p><p class=MsoNormal>Boca Raton, Florida 33431<o:p></o:p></p><p class=MsoNormal>T: 561.989.3206<o:p></o:p></p><p class=MsoNormal>F: 561.952.0096 <o:p></o:p></p><p class=MsoNormal><a href="https://u672742.ct.sendgrid.net/wf/click?upn=8nntNZ5zdQ3u0n-2BzXdOTt2tUgM4TG6VYKURFfMJQWoM-3D_DLqHeBUlrlXmMxEotDWgi-2FnMmOSNvhPrg4xLO8IDzSFLDB0N5q446zufKoTvnvp8bd6q2SOryaojVkVbSSdUM65I-2BSghhreH-2B7kW3cNTAGFushX9NUC7qYJeUxqJxsHLADRu8u2jYqkAf5PM-2FANHpAmemi3eGxU-2Frt30yJaweoYujoEdmLQK620p0t1kFxHHpeSVF6naoF6CLIIUwHjEiQ-3D-3D">www.horkylaw.com</a><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></td></tr><tr><td width=583 colspan=2 valign=top style='width:437.4pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal>This message and the documents attached to it, if any, are intended only for the use of the addressee and may contain information that is attorney-client privileged or confidential, and/or may contain attorney work product. If you are not the intended recipient, you are hereby notified that any dissemination of this communication is strictly prohibited. If you have received this communication in error, please delete all electronic copies of this message and its attachments, if any, destroy any hard copies you may have created and notify me immediately at: <a href="mailto:ahorky@horkylaw.com" target="_blank"><span style='font-size:9.0pt;font-family:"Arial","sans-serif"'>ahorky@horkylaw.com</span></a>.<o:p></o:p></p><p class=MsoNormal>-------------------------------------------------------<o:p></o:p></p><p class=MsoNormal>Tax Advice Disclosure: To ensure compliance with requirements imposed by the IRS under Circular 230, we inform you that any U.S. federal tax advice contained in this communication (including any attachments), unless otherwise specifically stated, was not intended or written to be used, and cannot be used, for the purpose of (1) avoiding penalties under the Internal Revenue Code or (2) promoting, marketing or recommending to another party any matters addressed herein.<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></td></tr></table><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='border:solid windowtext 1.0pt;padding:0in'><img border=0 width=1 height=1 id="_x0000_i1025" src="cid:image005.jpg@01CFD8DC.945EF6D0" alt="Image removed by sender."></span><o:p></o:p></p></div></body></html>