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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'>Hi Eric,<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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Yes, I would place this in the lease. Often people pay a Last Month’ Rent but then pay the last month of the occupancy due to uncertainty and when it rolls over to month to month.<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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>For example, they ask the landlord if they can stay longer, they do, they continue to pay the monthly rent, they pay, give notice to terminate the month to month on the 14<sup>th</sup> day of the month they are leaving and now the landlord is holding a last month’s rent. So no error on the tenant’s part. It actually is very common.<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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Thanks for your input! <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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Harry<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><p class=MsoNormal><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/"><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"><b><span style='font-family:"Arial","sans-serif"'>harry@evict.com</span></b></a></span><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 align=left width="100%" style='width:100.0%;margin-left:.1in;margin-right:.1in;margin-bottom:8.2pt'><tr style='height:19.9pt'><td width="16%" rowspan=2 style='width:16.3%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><table class=MsoTableGrid border=0 cellspacing=0 cellpadding=0 width=450 style='width:3.75in;border-collapse:collapse;border:none'><tr><td width=81 valign=top style='width:48.3pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870"><span style='font-size:10.0pt;font-family:Consolas;color:#1F497D;text-decoration:none'><img border=0 width=46 height=46 id="_x0000_i1027" src="cid:image001.png@01D081D3.F45750F0"></span></a><span style='font-size:10.5pt;font-family:Consolas;color:#1F497D'><o:p></o:p></span></p></td><td width=370 valign=top style='width:221.7pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><br></span></b><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Visit us on Facebook</span></b><span style='font-size:10.0pt;color:#1F497D'><o:p></o:p></span></p></td></tr></table></td><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%'><span style='font-size:10.0pt;line-height:115%;color:#1F497D'><o:p> </o:p></span></p></td></tr><tr style='height:19.85pt'><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.85pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p></td></tr></table><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.<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><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>Eric Jacobs<br><b>Sent:</b> Tuesday, April 28, 2015 4:06 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Weird issue we disagree on in my office<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'>IMHO (see below) <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><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'>Eric Jacobs<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="mailto:eric@beloffparker.com"><span style='color:#0563C1'>ejacobs@nexterralaw.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>AV Rated<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Board Certified - Real Estate<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><img border=0 width=234 height=93 id="Picture_x0020_1" src="cid:image002.png@01D081D3.F45750F0"><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><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'>Broward Office Miami-Dade Office<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>2001 Hollywood Boulevard, Suite 302 1691 Michigan Avenue, Suite 360<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>Hollywood, Florida 33020 Miami Beach, Florida 33139<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>(954) 929-0679 Telephone (305)673-1101 Telephone<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'>(888) 632-4944 Facsimile (305)673-5505 Facsimile<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><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></div><p class=MsoNormal style='margin-bottom:12.0pt'><b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'> </span></b>Landlord collects a $700 Security Deposit and a $700 Last Month’s rent (advance rent).<br><br><br><br>Last month of lease or when it goes month to month, tenant pays rent. ( they did not have to but did anyway) Tenant leaves on good terms giving proper notice.<br><br><br><br>So, Landlord now still has a $700 Security deposit AND a $700 Last Month’s rent.<br><br><br><br>Damages to the place are $1000.<br><br><br><br>1. Can Landlord use part of the unused Last Month’s rent for the damages or must it be returned?<span style='color:#1F497D'> </span><span style='color:red'>Not unless lease expressly provides that any deposit or advance rent can be used for same. It would be a rather odd construct though as the Tenant’s payment of last month would by definition be an error wouldn’t it? </span><br><br><br><br>2. If not, would a clause like this work “Tenant agrees that unused prepaid Last Month’s Rent, if any, may be applied to damages to the premises or money owed to the Landlord if such damages owed exceed the Security Deposit held by Landlord” <span style='color:#1F497D'> </span><span style='color:red'>I’m not sure where you are proposing this clause to appear but would prefer something like “Tenant agrees any advanced payments by Tenant may, at Landlord’s option, be used as an additional security deposit”</span><br><br><br><br>My view: I think this is fair and legal. <br><br><br><br>Why should a Landlord have to return some unused Last Month’s rent if the Tenant destroys the place and owes more than the security deposit? And if they agree to it even more so.<br><br><br><br>Statute:<br><br><br><br>(9) "Advance rent" means moneys paid to the landlord to be applied to future rent payment periods, but does not include rent paid in advance for a current rent payment period. <br><br><br><br>(11) "Deposit money" means any money held by the landlord on behalf of the tenant, including, but not limited to, damage deposits, security deposits, advance rent deposit, pet deposit, or any contractual deposit agreed to between landlord and tenant either in writing or orally<br><br><br><br><br><br><br><br>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> <<a href="http://www.evict.com/%3e">http://www.evict.com/></a> <br>Email: <a href="mailto:harry@evict.com">harry@evict.com</a> <<a href="mailto:harry@evict.com%3e">mailto:harry@evict.com></a> <br><br><<a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870%3e">https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870></a> <br><br><br>Visit us on Facebook<br><br><br><br><br><br>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.<br><br><br><br><br><br><br><br><br>_______________________________________________<br>landten mailing list<br><a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a><br><a href="http://mailman.fsr.com/mailman/listinfo/landten">http://mailman.fsr.com/mailman/listinfo/landten</a><o:p></o:p></p><div class=MsoNormal align=center style='text-align:center'><hr size=2 width="100%" align=center></div><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 width="100%" style='width:100.0%' id=container-table><tr><td style='padding:.75pt .75pt .75pt .75pt'><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 width="100%" style='width:100.0%' id=header-table><tr><td style='padding:.75pt .75pt .75pt .75pt'><p class=MsoNormal><b><span style='font-size:9.0pt;color:#5D5F8F'>Total Control Panel<o:p></o:p></span></b></p></td><td style='padding:.75pt .75pt .75pt .75pt'><p class=MsoNormal align=right style='text-align:right'><span style='font-size:9.0pt;color:black'><a href="https://asp.reflexion.net/login?domain=nexterralaw.com">Login</a><o:p></o:p></span></p></td></tr></table></td></tr><tr><td style='padding:.75pt .75pt .75pt .75pt'><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 width="100%" style='width:100.0%' id=main-content-table><tr><td width="30%" valign=top style='width:30.0%;padding:.75pt .75pt .75pt .75pt'><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 id=from-to-table><tr><td style='padding:.75pt .75pt .75pt .75pt'><p class=MsoNormal><span style='font-size:9.0pt;color:black'>To: <a href="https://asp.reflexion.net/address-properties?aID=3051546939&domain=nexterralaw.com">ejacobs@nexterralaw.com</a><o:p></o:p></span></p></td></tr><tr><td style='padding:.75pt .75pt .75pt .75pt'><p class=MsoNormal><span style='font-size:9.0pt;color:black'>From: <a href="https://asp.reflexion.net/address-properties?aID=3051614694&domain=nexterralaw.com">ejacobs@beloffparker.com</a><o:p></o:p></span></p></td></tr></table></td><td valign=top style='padding:.75pt .75pt .75pt .75pt'><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 id=actions-table><tr><td style='padding:.75pt .75pt .75pt .75pt'><p class=MsoNormal><span style='font-size:9.0pt;color:black'><a href="https://asp.reflexion.net/FooterAction?ver=2&un-wl-sender-address=1&rID=3051546939&aID=3051614694&domain=nexterralaw.com">Remove</a> this sender from my allow list<o:p></o:p></span></p></td></tr></table></td></tr></table></td></tr><tr><td style='padding:.75pt .75pt .75pt .75pt'><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 id=cause-stament-table><tr><td style='padding:.75pt .75pt .75pt .75pt'><p class=MsoNormal><i><span style='font-size:9.0pt;color:black'>You received this message because the sender is on your allow list.<o:p></o:p></span></i></p></td></tr></table></td></tr></table><p class=MsoNormal><o:p> </o:p></p></div></body></html>