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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black">Here is a penny for my thoughts.<o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l1 level1 lfo3"><![if !supportLists]><span style="color:black"><span style="mso-list:Ignore">1.<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="color:black">In your example, there are too many variables. Does the lease state that the tenancy continues as a month to month? Then the notice would be required after the last tenant vacates. (my opinion only).
If the tenant gave notice that he/she was vacating at end of the term of the lease then a new month to month lease would have been established with the remaining tenant. In this situation I haven’t a clue what a judge would do and I don’t know what I would
do because I would turn down the case as it is too messy. In my opinion the best option would be for the landlord to file an interpleader. It is not likely the landlord will get sued by either of the two tenants because the filing fee is usually more than
the tenants can afford to pay up front. </span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoListParagraph"><span style="color:black"> </span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l1 level1 lfo3"><![if !supportLists]><span style="color:black"><span style="mso-list:Ignore">2.<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.5pt">I take a strong stance that the landlord must hold the deposit until a suit is filed by either party for the court to resolve the dispute. I have even diagramed the sentence structure on the statute
to prove that is what the statute states. It will depends on who wants the money more on who files.
</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoListParagraph"><span style="font-size:11.5pt"><o:p> </o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l1 level1 lfo3"><![if !supportLists]><span style="color:black"><span style="mso-list:Ignore">3.<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="font-size:11.5pt">In most cases (except apartment complexes with established management companies) the security deposit never make it to a bank or is long gone before the tenant moves out. When the tenant disputes
the claim against the security deposit the landlord just states “I don’t agree with your dispute” and confiscates the security deposit (until he/she is sued).
</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoListParagraph"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:black">An example: Tenant rent a dwelling and give a $1k security deposit to Landlord. During the tenancy the Landlord sells rental property. New landlord demands a $1k security deposit from the same tenant. Tenant seek
my assistance. I sue landlord and new landlord. Court orders that $1k be placed in a Florida banking institution as the tenant’s security deposit within 10 days. $1k was deposited in a bank by New landlord. Three years later the same client/tenant comes
to me because her landlord would not return her security deposit. I sued and in discovery I find that the $1k ordered by the court was withdrawn by the new landlord 3 months after the court’s order. (the tenant’s security deposit was gone in 90 days and account
closed). This is not an isolated case. Typically I find through discovery that either the money was never put in an account or the money was spent during the tenancy. In my last security deposit case the landlord admitted that the deposit was place in her
safe during the tenancy. This happen with mostly with mom and pop landlords, slumlords and some property managers who couldn’t spell property manger 6 months ago and now “I are one”. <o:p></o:p></span></p>
<p class="MsoListParagraph"><span style="color:black"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">Leonard P. Cabral, Esq.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">Leonardcabral@lenslaw.com<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">Please disregard inadvertent misspellings and the use of abbreviations.<o:p></o:p></span></p>
</div>
<p class="MsoNormal"><span style="color:black"><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>lesstevens<br>
<b>Sent:</b> Friday, April 10, 2015 6:03 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'; 'Cary Sabol'<br>
<b>Subject:</b> Re: [RPPTL LandTen] 83.49 issue<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:#1F497D">This dove-tails into a question I asked back in February, but did not get any response from my listserve shout-out:<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>
<p class="MsoNormal">Landlord and 2 Tenants enter into a standard 12 month Lease with 1 security deposit. At the end of the 12 months 1 tenant moves out but the other stays on in a month-to-month tenancy…3 months later, the 2<sup>nd</sup> tenant under the lease
moves out…Landlord send notice to both tenants of intent to impose claim after the 2<sup>nd</sup> tenant moves out…..<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo2"><![if !supportLists]><span style="mso-list:Ignore">1.<span style="font:7.0pt "Times New Roman"">
</span></span><![endif]>Since there is only 1 security deposit pursuant to the Lease, does the Landlord’s obligation to provide notice of intent to impose a claim delayed until the latter of all tenants under the original lease move;<o:p></o:p></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo2"><![if !supportLists]><span style="mso-list:Ignore">2.<span style="font:7.0pt "Times New Roman"">
</span></span><![endif]>If Tenants (both) file objection to the Notice (the 1<sup>st</sup> on the basis of untimeliness, the 2<sup>nd</sup> based on objecting to the damage claim), who is responsible for the institution of a suit to resolve? Must a Landlord
file the suit or can he wait for the tenant(s) to file…..and for how long does he have to hold the money if LL is not obligated to file suit.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Seems like an everyday occurrence, but thought I’d confirm the consensus of the group.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D">Les H. Stevens, Esquire<br>
Les H. Stevens, P.A.<br>
5301 North Federal Highway<br>
Suite 130<br>
Boca Raton, Florida 33487<br>
Tel. - (561) 989-9797<br>
Fax - (561) 989-8484<br>
E-Mail - <a href="mailto:lesstevens@earthlink.net">lesstevens@earthlink.net</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D">________________________________________________________________________________________<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:red">OUR OFFICE NO LONGER ACCEPTS CASHIER'S OR BANK CHECKS AT CLOSING. ALL FUNDS MUST BE RECEIVED IN THE FORM OF A SAME DAY WIRE TRANSFER ONLY (NO ACH TRANSFERS).
<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:9.0pt;font-family:"Arial","sans-serif";color:#1F497D">THIS MESSAGE IS INTENDED ONLY FOR THE USE OF THE INDIVIDUAL OR ENTITY TO WHOM IT IS ADDRESSED, AND MAY CONTAIN INFORMATION THAT IS PRIVILEGED, CONFIDENTIAL AND/OR
OTHERWISE EXEMPT FROM DISCLOSURE. IF YOU HAVE RECEIVED THIS TRANSMITTAL IN ERROR, PLEASE DELETE IT AND NOTIFY THIS OFFICE IMMEDIATELY<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>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><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>
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<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>Leonard Cabral<br>
<b>Sent:</b> Friday, April 10, 2015 5:57 PM<br>
<b>To:</b> Cary Sabol; RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] 83.49 issue<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:black">From a tenant’s attorney. I only look at the postmark. If the postmark is within 30 days of the tenant’s vacating the rental dwelling the notice is timely. In my opinion a court cannot hold a landlord responsible
for the time it takes the postal service to send a certified letter (the operative word in the statute is not just
<u>give</u> but <u>give by certified mail</u>.). If the legislature wanted it to be received in 30 days it would have sated so or they could have written 29 days sent by “Express Next Day Certified Mail”. MY 3 cents. Anyone want to up it to 4?<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">Can I ask who is the lawyer? <o:p>
</o:p></span></p>
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<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">Leonard P. Cabral, Esq.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black"><a href="mailto:Leonardcabral@lenslaw.com">Leonardcabral@lenslaw.com</a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black">Please disregard inadvertent misspellings and the use of abbreviations.<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"">
<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>Cary Sabol<br>
<b>Sent:</b> Friday, April 10, 2015 4:44 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] 83.49 issue<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:"Helvetica","sans-serif";color:black">I believe it has to be mailed within the 30 days. Otherwise, the tenant could easily deny the letter or as is more common, refuse
to give a new address, which would cause the landlord to be in violation of the notice requirement. I believe the case law is pretty clear that notice requirements only require sending the notice, not actual acceptance by the other party. My 2 cents.<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:"Helvetica","sans-serif";color:black">Cary <o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><strong><span style="font-size:10.0pt;font-family:"Bookman Old Style","serif";color:blue">Law Offices of Cary P. Sabol</span></strong><span style="font-size:10.5pt;font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><strong><span style="font-size:10.0pt;font-family:"Bookman Old Style","serif";color:blue">P.O. Box 15981 | West Palm Beach | Florida | 33416 </span></strong><span style="font-size:10.5pt;font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><strong><span style="font-size:10.0pt;font-family:"Bookman Old Style","serif";color:blue">Phone: (561) 281-2744</span></strong><strong><span style="font-size:10.0pt;font-family:"Helvetica","sans-serif";color:blue"> </span></strong><strong><span style="font-size:10.0pt;color:blue"><o:p></o:p></span></strong></p>
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<p class="MsoNormal" style="background:white"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">From:</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"> Harry Heist <<a href="mailto:harry@evict.com">harry@evict.com</a>><br>
<b>To:</b> 'RPPTL Landlord Tenant Committee' <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>>
<br>
<b>Sent:</b> Friday, April 10, 2015 4:17 PM<br>
<b>Subject:</b> [RPPTL LandTen] 83.49 issue</span><span style="font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Do you feel the Notice of Intention to Impose Claim on Security Deposit must be “mailed” within 30 days or received by the tenant within
30 days. The operative word is <b>GIVE.</b></span><span style="font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"> </span><span style="font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">I feel it must be MAILED within the 30 days. I have an opposing attorney feeling otherwise.</span><span style="font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Statute below, emphasis added.</span><span style="font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">3) The landlord or the landlord's agent may disburse advance rents from the deposit account to the landlord's benefit when the advance
rental period commences and without notice to the tenant. For all other deposits: (a) Upon the vacating of the premises for termination of the lease, if the landlord does not intend to impose a claim on the security deposit, the landlord shall have 15 days
to return the security deposit together with interest if otherwise required, or the landlord shall have 30 days
</span><b><span style="font-family:"Arial","sans-serif";color:#1F497D">to give the tenant written notice by certified mail</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D">
</span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">to the tenant's last known mailing address of his or her intention to impose a claim on the deposit and the reason for imposing the claim. The notice shall contain a statement
in substantially the following form: </span><span style="font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">This is a notice of my intention to impose a claim for damages in the amount of _____ upon your security deposit, due to _____. It is sent
to you as required by s. 83.49(3), Florida Statutes. You are hereby notified that you must object in writing to this deduction from your security deposit within 15 days from the time you receive this notice or I will be authorized to deduct my claim from your
security deposit. Your objection must be sent to <u> (landlord's address) </u>. <br>
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</span><b><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D">If the landlord fails to give the required notice within the 30-day period</span></b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">, he or
she forfeits the right to impose a claim upon the security deposit and may not seek a setoff against the deposit but may file an action for damages after return of the deposit.
</span><span style="font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;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: </span></b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><a href="http://www.evict.com/" target="_blank"><b><span style="font-family:"Arial","sans-serif"">www.evict.com</span></b></a></span><b><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D">
<br>
Email: </span></b><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D"><a href="mailto:harry@evict.com" target="_blank"><b><span style="font-family:"Arial","sans-serif"">harry@evict.com</span></b></a></span><span style="font-family:"Helvetica","sans-serif";color:black"><o:p></o:p></span></p>
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