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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-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>George, I haven’t had to actually evict the Government, but I believe that when entering into a lease/contract, the Government is not immune from enforcement of the lease for possession (subject perhaps to the FAR and the Federal dispute process) but you should be able to bring suit to enforce the lease in Federal Court applying local/State law landlord/tenant principles for eviction. <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><table class=MsoNormalTable border=0 cellpadding=0 width=550 style='width:412.5pt'><tr><td style='padding:.75pt .75pt .75pt .75pt'><p class=MsoNormal><span style='color:#1F497D'><img width=115 height=162 id="_x0000_i1028" src="cid:image002.jpg@01D00FAD.B3171E60" alt="http://shutts.ftp.firmseek.net/shutts100.jpg"></span><span style='color:#1F497D'><o:p></o:p></span></p></td><td style='padding:.75pt .75pt .75pt .75pt'><div><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:black'>Neil B. Shoter</span></b><b><span style='font-family:"Arial","sans-serif";color:#1F497D'> </span></b><span style='color:#1F497D'><br></span><i><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>Partner / LEED Accredited Professional</span></i><span style='color:#1F497D'> <o:p></o:p></span></p></div><div><div class=MsoNormal><span style='color:#1F497D'><hr size=2 width=350 style='width:262.5pt' noshade style='color:#C9C299' align=left></span></div></div><div><p class=MsoNormal><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black;letter-spacing:1.0pt'>Shutts</span></b><span style='color:#1F497D'> </span><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>& <span style='letter-spacing:1.0pt'>Bowen LLP</span></span></b><span style='color:#1F497D'> <br></span><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033'>CityPlace Tower, 525 Okeechobee Blvd, Suite 1100</span><span style='color:#1F497D'> </span><b><span style='font-size:10.0pt;font-family:"Verdana","sans-serif";color:#C9C299'>|</span></b><span style='color:#1F497D'> </span><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033'>West Palm Beach, FL 33401</span><span style='color:#1F497D'> <br></span><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";color:black'>Direct: (561) 650-8535</span><span style='color:#1F497D'> </span><b><span style='font-family:"Arial","sans-serif";color:#C9C299'>|</span></b><span style='color:#1F497D'> </span><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";color:black'>Fax: (561) 822-5525</span><span style='color:#1F497D'><br></span><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033'><a href="mailto:NShoter@shutts.com"><span style='text-decoration:none'>E-Mail</span></a></span><span style='color:#1F497D'> </span><b><span style='font-size:10.0pt;font-family:"Verdana","sans-serif";color:#C9C299'>|</span></b><span style='color:#1F497D'> <a href="http://www.shutts.com/attorneys-Neil-Shoter.html" target="_blank" title="View My Biography"><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";text-decoration:none'>Biography</span></a> </span><b><span style='font-size:10.0pt;font-family:"Verdana","sans-serif";color:#C9C299'>|</span></b><span style='color:#1F497D'> <a href="http://www.shutts.com/vcard-181.vcf" target="_blank" title="Download My Information"><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";text-decoration:none'>V-Card</span></a></span><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033'> </span><b><span style='font-size:10.0pt;font-family:"Verdana","sans-serif";color:#C9C299'>| </span></b><span style='font-size:7.5pt;font-family:"Verdana","sans-serif";color:#000033'><a href="http://www.shutts.com" target="_blank" title=www.shutts.com><span style='text-decoration:none'>Website</span></a></span><span style='color:#1F497D'><o:p></o:p></span></p></div><div><p class=MsoNormal><span style='color:#1F497D'> <o:p></o:p></span></p></div></td></tr></table></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"'> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>George Pincus<br><b>Sent:</b> Thursday, December 04, 2014 10:16 AM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> [RPPTL LandTen] Agency of U.S. Government as a Holdover Tenant<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:black'>Does anyone have any experience with the following fact pattern:<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'><o:p> </o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo2'><![if !supportLists]><span style='font-size:11.0pt;font-family:Symbol;color:black'><span style='mso-list:Ignore'>·<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'>Tenant is an agency of the U.S. Government under a lease form that Landlord had no ability to negotiate (not that it matters, but it is not a typical GSA lease).<o:p></o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo2'><![if !supportLists]><span style='font-size:11.0pt;font-family:Symbol;color:black'><span style='mso-list:Ignore'>·<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'>The Lease does not have a holdover provision stating what happens if the Tenant holds over beyond the expiration date of the Lease. <o:p></o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo2'><![if !supportLists]><span style='font-size:11.0pt;font-family:Symbol;color:black'><span style='mso-list:Ignore'>·<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'>The Lease expired on October 31 and Landlord has been consistently bugging the Tenant to get out, but is getting no response. <o:p></o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo2'><![if !supportLists]><span style='font-size:11.0pt;font-family:Symbol;color:black'><span style='mso-list:Ignore'>·<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'>Tenant has continued to timely pay rent on a monthly basis at the Lease rate. <o:p></o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo2'><![if !supportLists]><span style='font-size:11.0pt;font-family:Symbol;color:black'><span style='mso-list:Ignore'>·<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'>Landlord has an immediate need for the space and it has other deals pending – it does not care about holdover rent. <o:p></o:p></span></p><p class=MsoListParagraph style='text-indent:-.25in;mso-list:l0 level1 lfo2'><![if !supportLists]><span style='font-size:11.0pt;font-family:Symbol;color:black'><span style='mso-list:Ignore'>·<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'>Aside from sending a termination of the month-to-month tenancy before the 15<sup>th</sup> of the month, which I expect will have little or no effect to motivate the Tenant to vacate and surrender the space, does anyone have any experience with the U.S. Government as a holdover Tenant. Is it sovereignly immune from eviction? <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'>Any relevant experience would be appreciated. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> George A. Pincus, Esq.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Stearns Weaver Miller Weissler<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'> Alhadeff & Sitterson, P.A.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>New River Center, Suite 2100<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>200 East Las Olas Boulevard<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Ft. Lauderdale, FL 33301<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Telephone: 954-766-9705<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>Facsimile: 954-766-9719<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'>E-mail: <a href="mailto:gpincus@swmwas.com">gpincus@stearnsweaver.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><a href="http://www.stearnsweaver.com/">www.stearnsweaver.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Tahoma","sans-serif";color:black'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:8.0pt;font-family:"Calibri","sans-serif";color:black'><img border=0 width=230 height=36 id="Picture_x0020_3" src="cid:image003.jpg@01D00FAD.B3171E60" alt="SWMWAS Logo.jpg"></span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:black'><o:p></o:p></span></p></div><div><div><div><div><div><p class=MsoNormal><o:p> </o:p></p></div></div></div></div></div><p class=MsoNormal><o:p> </o:p></p><div class=MsoNormal align=center style='text-align:center'><hr size=2 width="100%" align=center></div><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Arial","sans-serif";color:gray'>CONFIDENTIALITY NOTICE: The information contained in this E-mail message is attorney privileged and confidential information intended only for the use of the individual(s) named above. If the reader of this message is not the intended recipient, you are hereby notified that any dissemination, distribution or copy of this communication is strictly prohibited. If you have received this communication in error, please contact the sender by reply E-mail and destroy all copies of the original message. Thank you.</span><o:p></o:p></p></div></body></html>