<div dir="ltr">I agree, my case is a little more complicated. The rent has been deposited in the registry of the court, the Defendant filed both a Motion to Determine Rent and a Motion to Dismiss. Both motions have been denied. There is case law that argues that a tenant's Motion to Dismiss is essentially a defective answer Crocker v. Diland Corporation 593 So. 2d 1096 (Fla.5th DCA). I need however to find something that shows that the court lacks discrection to allow Defendant to file an answer after they've already filed a responsive pleading. </div><div class="gmail_extra"><br clear="all"><div><div class="gmail_signature"><div dir="ltr"><div><div dir="ltr"><p><b><font color="#000000"><br></font></b></p><p><b><font color="#000000">Sebastian Jaramillo, Esq.</font></b><br></p><p><b><font color="#000000"><img src="http://lawjb.com/wp-content/uploads/2014/04/logo-jb.png"><br></font></b></p>
<p><span style="font-size:10pt"><font color="#000000">66 W.
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Tel: (305) 600-3805 Fax: (786) 347-5562<br><a href="http://www.lawjb.com" target="_blank">www.lawjb.com</a><br></font></span></p>
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<br><div class="gmail_quote">On Wed, May 27, 2015 at 9:28 AM, Gioia DeCarlo <span dir="ltr"><<a href="mailto:gdc@dvllclegal.com" target="_blank">gdc@dvllclegal.com</a>></span> wrote:<br><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex"><div style="word-wrap:break-word;color:rgb(0,0,0)"><div><div style="font-family:Calibri,sans-serif;font-size:14px">I do not agree in the case of evictions, at least residential, which is overwhelmingly what my eviction cases are. Numerous times I have successfully filed a motion to strike answer (as untimely) and moved for judgment, which was entered without hearing.</div><div style="font-family:Calibri,sans-serif;font-size:14px"><br></div><div><font face="Calibri,sans-serif">83.60(2) reads in part </font>"Failure
of the tenant to pay the rent into the registry of the court or to file
a motion to determine the amount of rent to be paid into the registry
within 5 days, excluding Saturdays, Sundays, and legal holidays, after
the date of service of process constitutes an <u>absolute waiver</u> of the
tenant’s defenses other than payment, and the landlord is entitled to an
immediate default judgment for removal of the tenant with a writ of
possession to issue without further notice or hearing thereon.” (emphasis mine)</div><div><br></div><div>This language always goes in my motion to stike an untimely answer (which is usually some sob story about no job, an illness, or the landlord’s lack of taking care of the unit) and also in my filing for default.</div><div><br></div><div>And when a tenant does answer timely, it can be stricken on the 6th day if the rent is not deposited unless it alleges proof of payment.</div><div><br></div><div>In my opinion, and my experience, unless the Tenant deposits the amount in the registry or shows proof of payment (I have NEVER had a tenant show proof of payment), they’re out. Period. Further, if they file a motion to determine rent and base it on decreasing the rent due to some deficiency in the premises or any violation of the landlord’s obligations, the tenant has to show he/she first served the landlord with the statutory 7-day notice to cure and the landlord failed to do so. I have yet to have a tenant do that either. Of course, if the 3-day notice had the incorrect rent amount, and a motion to determine is filed timely, then the 3-day notice needs to be served again. However, after the fairly recent amendment, the case is dismissed with leave to amend instead of just dismissed.</div><div><br></div><div>It is also my experience, that the judges, and the mediators (when the judge sends it to mediation— which is the farthest I have hasd tenants get) are fully aware that tenants often file motions to determine rent and answers with irrelevant allegations without rent deposited just as a delay tactic and the judgment enters and they restrain, usually, from rolling their eyes.</div><div><br></div><div>Gioia DeCarlo</div><div><br></div><div><br></div><font> <br></font><div style="font-family:Calibri,sans-serif;font-size:14px"><div><div><img src="cid:7E036A7E-ECB1-41D5-92C4-72D5D75BF396" type="image/png"></div><div><span style="font-family:Arial,sans-serif;font-size:10px"><br></span></div><div><span style="font-family:Arial,sans-serif;font-size:10px">This e-mail transmission and any documents, files or previous e-mail messages attached to it, are confidential and are protected by the attorney-client privilege and/or work product doctrine. If you are not the intended recipient, or a person responsible for delivering it to the intended recipient, you are hereby notified that any review, disclosure, copying, dissemination, distribution or use of any of the information contained in, or attached to this e-mail transmission is STRICTLY PROHIBITED. If you have received this transmission in error, please immediately notify me by forwarding this e-mail to </span><a href="mailto:Info@dvllclegal.com" style="color:purple;font-family:Arial,sans-serif;font-size:10px" target="_blank">Info@dvllclegal.com</a><span style="font-family:Arial,sans-serif;font-size:10px">, or by telephone at <a href="tel:%28845%29%20321-0242" value="+18453210242" target="_blank">(845) 321-0242</a> and then delete the message and its attachments from your computer.</span></div></div><br></div></div><div style="font-family:Calibri,sans-serif;font-size:14px"><br></div><span style="font-family:Calibri,sans-serif;font-size:14px"><div style="font-family:Calibri;font-size:11pt;text-align:left;color:black;BORDER-BOTTOM:medium none;BORDER-LEFT:medium none;PADDING-BOTTOM:0in;PADDING-LEFT:0in;PADDING-RIGHT:0in;BORDER-TOP:#b5c4df 1pt solid;BORDER-RIGHT:medium none;PADDING-TOP:3pt"><span style="font-weight:bold">From: </span> Deborah Marks <<a href="mailto:deborahmarkslaw@gmail.com" target="_blank">deborahmarkslaw@gmail.com</a>><br><span style="font-weight:bold">Reply-To: </span> RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a>><br><span style="font-weight:bold">Date: </span> Wednesday, May 27, 2015 at 9:01 AM<br><span style="font-weight:bold">To: </span> RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a>><br><span style="font-weight:bold">Subject: </span> Re: [RPPTL LandTen] Case law on discretion to answer complaint after 5 day summons expired<br></div><div><div class="h5"><div><br></div><div><div dir="auto"><div>Until a default is entered a defendant can answer without permission- even weeks late.that is standard civil procedure. Similarly, with cause even a default can be vacated. You will not find any law to contravene those basic rules. The penalty for not answering in time is that the relief sought may be entered without further notice. If you read the summons- it lays that out. It does not say if you fill to respond within 5 days you have lost all ability to defend no matter what.</div><div><br></div><div>Deborah Marks</div><div>Deborah Marks, PA</div><div>18495 S. Dixie Hwy</div><div>Ste 134</div><div>Miami, FL 33157</div><div><a href="tel:305-372-9400" value="+13053729400" target="_blank">305-372-9400</a><br><br>Sent from my iPhone</div><div><br>On May 26, 2015, at 1:32 PM, Sebastian Jaramillo <<a href="mailto:sebastian@lawjb.com" target="_blank">sebastian@lawjb.com</a>> wrote:<br><br></div><blockquote type="cite"><div><div dir="ltr"><div>I am trying to find some case law that essentially states that the court lacks discretion to grant additional time to answer an eviction complaint beyond the five day summons. </div><div><br></div><div>Any help is appreciated. </div><div><div class="gmail_extra"><div><div><div dir="ltr"><div><div dir="ltr"><p><b><font color="#000000">Sebastian Jaramillo, Esq.</font></b><br></p><p><b><font color="#000000"><img src="http://lawjb.com/wp-content/uploads/2014/04/logo-jb.png"><br></font></b></p><p><span style="font-size:10pt"><font color="#000000">66 W.
Flagler St Suite 500 Miami, FL 33130<br>
Tel: <a href="tel:%28305%29%20600-3805" value="+13056003805" target="_blank">(305) 600-3805</a> Fax: <a href="tel:%28786%29%20347-5562" value="+17863475562" target="_blank">(786) 347-5562</a><br><a href="http://www.lawjb.com" target="_blank">www.lawjb.com</a><br></font></span></p><p><span style="text-align:center;color:rgb(0,0,0);font-family:arial,helvetica,sans-serif;font-size:x-small">This email and any files transmitted with it are confidential
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Code of 1986, as amended. </font></span><br></div></div></div></div></div><br><div class="gmail_quote">On Tue, May 26, 2015 at 1:12 PM, Leonard Cabral <span dir="ltr"><<a href="mailto:LensLaw@lenslaw.com" target="_blank">LensLaw@lenslaw.com</a>></span> wrote:<br><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex"><div lang="EN-US" link="blue" vlink="purple"><div><p class="MsoNormal"><span style="font-size:14.0pt;color:#1f497d">COMPARE the language in the chapter 83 and the mobile home statute. The mobile home statute allows the person who pays to stay. That language is absent in chapter 83. Paying money into the
registry of the court the opportunity for a defense such as legally withholding rent, retaliatory eviction, Fair Housing violations, failure of numerous public housing requirements before eviction, etc. If those defenses are valid the judge rules for the
tenant who can stay in the property.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt;color:black">Leonard P. Cabral<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt;color:black"><a href="mailto:Leonardcabral@lenslaw.com" target="_blank">Leonardcabral@lenslaw.com</a><u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt;color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-size:14.0pt;color:#1f497d"><u></u> <u></u></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:10pt;font-family:Tahoma,sans-serif">From:</span></b><span style="font-size:10pt;font-family:Tahoma,sans-serif"> <a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a> [mailto:<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a>]
<b>On Behalf Of </b>Cary Sabol<br><b>Sent:</b> Tuesday, May 26, 2015 8:34 AM<br><b>To:</b> Manuel Farach; RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Question regarding tenant's payment into court registry<u></u><u></u></span></p></div></div><p class="MsoNormal"><u></u> <u></u></p><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black">Thanks Manny. I'm looking for a residential context. There is actually a case that says landlord proves a prima facie case for eviction when
it proves (1) rental agreement; (2) tenants failure to timely pay rent; and (3) service of a 3 day notice. So I interpret that to mean once the 3 day period expires, tenant can be evicted even if it pays rent into the registry after filing of eviction case.
However, that is a commercial case, not a residential.<u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black"><u></u> <u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black">Anyhow, thanks for your input, I'll see what the rest of the group has to say.<u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black"><u></u> <u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black">Cary <u></u><u></u></span></p></div><div><div><p class="MsoNormal" style="background:white"><strong><span style="font-size:10pt;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"><u></u><u></u></span></p><div><p class="MsoNormal" style="background:white"><strong><span style="font-size:10pt;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"><u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><strong><span style="font-size:10pt;font-family:'Bookman Old Style',serif;color:blue">Phone: <a href="tel:%28561%29%20281-2744" value="+15612812744" target="_blank">(561) 281-2744</a></span></strong><strong><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:blue"> </span></strong><strong><span style="font-size:10.0pt;color:blue"><u></u><u></u></span></strong></p><div class="MsoNormal" align="center" style="text-align:center;background:white"><strong><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:blue"><hr size="2" width="100%" align="center"></span></strong></div></div><div><p class="MsoNormal" style="background:white"><u><span style="font-size:7.5pt;color:blue">IRS Circular 230 Notice</span></u><span style="font-size:7.5pt;color:blue">: Pursuant to recently enacted U.S. Treasury Department Regulations, we are now required to
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</span><span style="font-size:10.5pt;color:black"><u></u><u></u></span></p></div><div><div><div><p class="MsoNormal" style="background:white"><strong><span style="font-size:7.5pt;font-family:Helvetica,sans-serif;color:blue"> </span></strong><span style="font-size:7.5pt;font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><u><span style="font-size:7.5pt;color:blue">Confidentiality Notice</span></u><span style="font-size:7.5pt;color:blue">: This electronic mail transmission is intended for the use of the individual or entity to which
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<br><b>Sent:</b> Saturday, May 23, 2015 6:40 AM<br><b>Subject:</b> RE: [RPPTL LandTen] Question regarding tenant's payment into court registry</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-family:Helvetica,sans-serif;color:black"><u></u> <u></u></span></p><div><div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:black">Cary,</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:black">I’ve viewed it as the Three Day Notice being a statutory condition precedent to filing suit (see Judge Gross’s opinion in Bell v. Kornblatt
regarding the waivability of the Three Day Notice). I don’t think the notice has the ability to terminate the lease, and I think that can only be done by a judgment under 83.20. I’d like to see if anyone else has the same opinion.</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:black">Manny</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-size:11pt;font-family:Helvetica,sans-serif;color:black"> </span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div class="MsoNormal" align="center" style="text-align:center;background:white"><span style="font-family:Helvetica,sans-serif;color:black"><hr size="2" width="100%" align="center"></span></div><div><p class="MsoNormal" style="background:white"><span style="font-family:Helvetica,sans-serif;color:black"><img border="0" width="255" height="84" src="cid:image001.gif@01D097B5.6766CED0"><u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-family:Helvetica,sans-serif;color:black">Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar<u></u><u></u></span></p></div><div><p class="MsoNormal" style="background:white"><span style="font-family:Helvetica,sans-serif;color:black">Richman Greer P.A.<br>
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<b>On Behalf Of </b>Cary Sabol<br><b>Sent:</b> Friday, May 22, 2015 5:27 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> [RPPTL LandTen] Question regarding tenant's payment into court registry</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div></div><div><p class="MsoNormal" style="background:white"><span style="font-family:Helvetica,sans-serif;color:black"> <u></u><u></u></span></p></div><div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black">Hi All,</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black"> </span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black">Hope everyone is doing well and looking forward to a relaxing holiday weekend. I wanted to ask the group if anyone might know of any
case law that stands for the proposition that even if the tenant posts the rent money into the court registry, the landlord still have the right to terminate the lease and obtain an eviction judgment at a final hearing, despite the tenant's posting of the
rent money.</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black"> </span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black">In other words, it is my understanding that if a landlord delivers a valid three day notice and the tenant does not pay within that
deadline, then the lease is terminated. So if the landlord then files for eviction and the tenant ends up posting the rent due in the court registry, the landlord can still proceed with eviction and obtain an eviction judgment. I know this is the state of
the law, but just don't have a case to support it. Supreme Court would be nice or 4th DCA, but anything will help. I've recently had a few judges basically say to me that since the tenant has paid the rent now, they can stay on the premises.</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black"> </span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black">Any help is much appreciated.</span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black"> </span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><span style="font-size:10.5pt;font-family:Helvetica,sans-serif;color:black">Cary </span><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><div><p class="MsoNormal" style="background:white"><strong><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:black">Law Offices of Cary P. Sabol</span></strong><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div><div><div><p class="MsoNormal" style="background:white"><strong><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:black">P.O. Box 15981 | West Palm Beach | Florida | 33416 </span></strong><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div></div><div><div><p class="MsoNormal" style="background:white"><strong><span style="font-size:10pt;font-family:Helvetica,sans-serif;color:black">Phone: <a href="tel:%28561%29%20281-2744" value="+15612812744" target="_blank">(561) 281-2744</a> </span></strong><span style="font-family:Helvetica,sans-serif;color:black"><u></u><u></u></span></p></div><div class="MsoNormal" align="center" style="text-align:center;background:white"><span style="font-family:Helvetica,sans-serif;color:black"><hr size="2" width="100%" align="center"></span></div></div><div><div><p class="MsoNormal" style="background:white"><u><span style="font-size:7.5pt;font-family:Helvetica,sans-serif;color:blue">IRS Circular 230 Notice</span></u><span style="font-size:7.5pt;font-family:Helvetica,sans-serif;color:blue">: Pursuant to recently
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