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<p class="MsoNormal"><span style="color:#1F497D">Carlos, without review, what is reasonable consent to enter the unit from time to time in order to show the unit would also depend on the facts and circumstances of the particular case and that which is customary
and usual. Some initial questions to consider. Does the tenant work during the week, are there young children or pets involved, or other particular circumstances? Is it customary and usual to show more on weekends than weekdays? How much notice is the Landlord
offering? Etc. When residential leases of this type are specific as to rights to show (as opposed to FAR Leases which track the statute), what do those provisions provide? Why did the dispute over a couple of days arise? Does the fact of the foreclosure sale
being set in 60 days and Landlord desire to sell quickly affect Tenant? Is Tenant paying rent and to whom? Is Tenant named in the foreclosure sale? Did or is Landlord breaching his covenant of title and quiet enjoyment? Are either of the parties in breach
of the statutory obligation of good faith? <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 hope I have been of some help, Jay.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">Jay A. Taplin</span><span style="color:#1F497D"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">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>
</span><span style="color:#1F497D"><a href="mailto:jtaplin@taplinlaw.net"><span style="font-size:10.0pt;font-family:"Arial","sans-serif"">jtaplin@taplinlaw.net</span></a><br>
</span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D"> <br>
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<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
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<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>Carlos R. Arias<br>
<b>Sent:</b> Thursday, October 02, 2014 9:26 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> [RPPTL LandTen] Reasonable Access - Fla. Stat. 83.53<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Team:<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Landlord and Tenant enter into lease through April 2015. Landlord is in mortgage foreclosure with a final judgment entered and a sale date
set 60 days out. Landlord lists the property for short sale and commences to exhibit the property. Landlord demands Tenant grant access to exhibit property 4-5 times per week. Tenant refuses wishing to restrict access to weekends or only twice a week.
The lease provisions regarding access mirror Fla. Stat. 83.53.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Fla. Stat. 83.53 provides as follows:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif"">83.53 Landlord’s access to dwelling unit.—<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif"">(1) <u>The tenant shall not unreasonably withhold consent to the landlord to enter the dwelling unit from time to time in order</u> to inspect the premises; make necessary or agreed repairs,
decorations, alterations, or improvements; supply agreed services; or <u>exhibit the dwelling unit to prospective or actual purchasers</u>, mortgagees, tenants, workers, or contractors.<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif"">(2) The landlord may enter the dwelling unit at any time for the protection or preservation of the premises. The landlord may enter the dwelling unit upon reasonable notice to the tenant and
at a reasonable time for the purpose of repair of the premises. “Reasonable notice” for the purpose of repair is notice given at least 12 hours prior to the entry, and reasonable time for the purpose of repair shall be between the hours of 7:30 a.m. and 8:00
p.m. The landlord may enter the dwelling unit when necessary for the further purposes set forth in subsection (1) under any of the following circumstances:<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif"">(a) With the consent of the tenant;<o:p></o:p></span></p>
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<span style="font-size:9.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif"">(b) In case of emergency;<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif"">(c) When the tenant unreasonably withholds consent; or<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif"">(d) If the tenant is absent from the premises for a period of time equal to one-half the time for periodic rental payments. If the rent is current and the tenant notifies the landlord of an
intended absence, then the landlord may enter only with the consent of the tenant or for the protection or preservation of the premises.<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:16.95pt;margin-bottom:0in;margin-left:.5in;margin-bottom:.0001pt;text-align:justify">
<span style="font-size:9.0pt;font-family:"Times New Roman","serif"">(3) <u>The landlord shall not abuse the right of access nor use it to harass the tenant</u>.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Naturally, I found virtually no authority on what is reasonable access. Is requiring access 4-5 times a week under these circumstances an abuse
of the right? What is unreasonably withholding access?<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Thank you in advance for you time.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Best regards,<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:12.0pt;font-family:"Times New Roman","serif""><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Carlos R. Arias<o:p></o:p></span></b></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Clayton & McCulloh<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">1065 Maitland Center Commons Blvd.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Maitland, Florida 32751<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Tel: (407)-875-2655<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Fax: (407)-875-3363<o:p></o:p></span></p>
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<span style="font-size:12.0pt;font-family:"Times New Roman","serif"">Clayton & McCulloh now accepts credit cards. Please go to
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