<html><body><div style="color:#000; background-color:#fff; font-family:HelveticaNeue, Helvetica Neue, Helvetica, Arial, Lucida Grande, sans-serif;font-size:14px"><div><span></span></div><div></div><div id="yui_3_16_0_1_1435621157726_4359">Thanks for your input Leonard and I agree with you. However, that's not quite the issue I am looking for. As for the example, it assumes that no late fees were requested in the 3 day notice.</div><div id="yui_3_16_0_1_1435621157726_4381"><br></div><div>Cary</div><div class="signature" id="yui_3_16_0_1_1435621157726_4361"><div id="yui_3_16_0_1_1435621157726_4360"><font color="#0000ff" face="bookman old style, new york, times, serif" size="2"><strong>Law Offices of Cary P. Sabol</strong></font><div><font face="bookman old style, new york, times, serif"><strong><font color="#0000ff" size="2">P.O. Box 15981 | West Palm Beach | Florida | 33416 </font></strong></font></div><div id="yui_3_16_0_1_1435621157726_4382"><font color="#0000ff" face="bookman old style, new york, times, serif" size="2"><strong>Phone: (561) 281-2744</strong></font><font color="#0000ff" size="2"><strong> <hr></strong></font></div><div id="yui_3_16_0_1_1435621157726_4390"><font id="yui_3_16_0_1_1435621157726_4389" size="1"><font id="yui_3_16_0_1_1435621157726_4388" color="#0000ff"><font id="yui_3_16_0_1_1435621157726_4387" face="times new roman, new york, times, serif"><span id="yui_3_16_0_1_1435621157726_4386" style='color: rgb(31, 73, 125); font-family: "sans-serif"; font-size: 10.5pt;'><font id="yui_3_16_0_1_1435621157726_4385" size="1"><font face="times new roman, new york, times, serif"><font color="#0000ff"><u>IRS Circular 230 Notice</u>: Pursuant to recently enacted U.S. Treasury Department Regulations, we are now required to advise you that, unless otherwise expressly indicated, any federal tax advice expressed above was neither written nor intended by the sender or this firm to be used and cannot be used by </font><font color="#0000ff">any taxpayer for the purpose of avoiding penalties that may be imposed under U.S. tax law. If any person uses or refers to any such tax advice in promoting, marketing or recommending a partnership or other entity, investment plan or </font></font><font id="yui_3_16_0_1_1435621157726_4384" face="times new roman, new york, times, serif"><font color="#0000ff">arrangement to any taxpayer, then the advice should be considered to have been written to support the promotion or marketing by a person other than the sender or this firm of that transaction or matter, and </font><font id="yui_3_16_0_1_1435621157726_4383" color="#0000ff">such taxpayer should seek advice based on the taxpayer's particular circumstances from an independent tax advisor.</font></font></font></span></font></font><font color="#0000ff" face="times new roman, new york, times, serif"> </font></font></div><font id="yui_3_16_0_1_1435621157726_4398" size="1"><div id="yui_3_16_0_1_1435621157726_4397"><div id="yui_3_16_0_1_1435621157726_4396"><font face="times new roman, new york, times, serif"></font><div class="MsoNormal"><span style='color: rgb(31, 73, 125); font-family: "sans-serif"; font-size: 10.5pt;'><font size="1"><font face="times new roman, new york, times, serif"><u></u></font></font></span><strong><font color="#0000ff"> </font></strong></div><div class="MsoNormal" id="yui_3_16_0_1_1435621157726_4395"><span id="yui_3_16_0_1_1435621157726_4394" style='color: rgb(31, 73, 125); font-family: "sans-serif"; font-size: 10.5pt;'><font id="yui_3_16_0_1_1435621157726_4393" size="1"><font id="yui_3_16_0_1_1435621157726_4392" face="times new roman, new york, times, serif"><font id="yui_3_16_0_1_1435621157726_4391" color="#0000ff"><u>Confidentiality Notice</u>: This electronic mail transmission is intended for the use of the individual or entity to which it is addressed and may contain confidential information belonging to the sender which is protected by the attorney-client privilege. 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Thank you for your cooperation.</font></font></font></span></div></div></div></font><div><div><div class="MsoNormal"></div></div></div></div><br> <div id="yui_3_16_0_1_1435621157726_4401" style="font-family: HelveticaNeue, Helvetica Neue, Helvetica, Arial, Lucida Grande, sans-serif; font-size: 14px;"> <div id="yui_3_16_0_1_1435621157726_4400" style="font-family: HelveticaNeue, Helvetica Neue, Helvetica, Arial, Lucida Grande, sans-serif; font-size: 16px;"> <div id="yui_3_16_0_1_1435621157726_4399" dir="ltr"> <hr size="1"> <font id="yui_3_16_0_1_1435621157726_4402" face="Arial" size="2"> <b><span style="font-weight: bold;">From:</span></b> Leonard Cabral <LensLaw@Lenslaw.com><br> <b><span style="font-weight: bold;">To:</span></b> Cary Sabol <sabollawoffice@yahoo.com>; RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org> <br> <b><span style="font-weight: bold;">Sent:</span></b> Monday, June 29, 2015 7:37 PM<br> <b><span style="font-weight: bold;">Subject:</span></b> RE: [RPPTL LandTen] Late Fee Question<br> </font> </div> <div class="y_msg_container"><br><div id="yiv6915667837"><style>#yiv6915667837 #yiv6915667837 --
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<div class="yiv6915667837MsoNormal"><span style="font-size: 10.5pt;">Using your example. Lease says rent is due on the 1st. Lease says a Late Fee of $50.00 will be incurred if not paid by the 5th. Landlord serves 3 day notice
on the 3rd since rent was not received by the 1<sup>st</sup>. If the landlord included the $50 in the notice the notice is defective because the late fee was not yet due. In other words the landlord was demanding money in the 3 day notice on the third of
the month that could not be charged until the 5<sup>th</sup> day of the month. In my opinion that is a good counterclaim for a FCCPA violation.</span><span style="color: rgb(31, 73, 125); font-size: 14pt;"></span></div>
<div class="yiv6915667837MsoNormal"><span style="color: black; font-size: 14pt;">Leonard P. Cabral</span></div>
<div class="yiv6915667837MsoNormal"><span style="color: black; font-size: 14pt;">Leonardcabral@lenslaw.com</span></div>
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<div class="yiv6915667837MsoNormal"><b><span style="font-size: 10pt;">From:</span></b><span style="font-size: 10pt;"> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Cary Sabol<br clear="none">
<b>Sent:</b> Monday, June 29, 2015 2:37 PM<br clear="none">
<b>To:</b> RPPTL Landlord Tenant Committee<br clear="none">
<b>Subject:</b> [RPPTL LandTen] Late Fee Question</span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><span style="font-size: 10.5pt;">Hi All,</span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><span style="font-size: 10.5pt;">I recently had a Judge say to me that there is case law which states something to the effect of when a lease provides for a late fee
to be incurred on a certain date, that is a de facto extension for the rent due date and therefore, rent is not actually "late" until after that late fee period has passed. And as such, a 3 day notice cannot be served until after the late fee period has passed.</span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><span style="font-size: 10.5pt;">By way of example. Lease says rent is due on the 1st. Lease says a Late Fee of $50.00 will be incurred if not paid by the 5th. Landlord
serves 3 day notice on the 3rd since rent was not received by the 1st and proceeds with eviction for nonpayment.</span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><span style="font-size: 10.5pt;">Question is: Is there case law in Florida that would indicate the 3 day notice is defective because the rent isn't technically "late"
until after the Late Fee period has passed?</span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><span style="font-size: 10.5pt;">I have done the research but have not found anything stating this. Seems counter-intuitive to me because rent is due on the 1st per
the Lease and the Late Fee period is just an additional penalty. And what if you take that argument to the logical extension and say, well the Lease does not provide for any late fee date at all, so rent is therefore, never late.</span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><span style="font-size: 10.5pt;">Anybody have any case law or comments on this issue?</span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><span style="font-size: 10.5pt;">Cary </span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><strong><span style="font-size: 10pt;">Law Offices of Cary P. Sabol</span></strong><span style="font-size: 10.5pt;"></span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><strong><span style="font-size: 10pt;">P.O. Box 15981 | West Palm Beach | Florida | 33416 </span></strong><span style="font-size: 10.5pt;"></span></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><strong><span style="font-size: 10pt;">Phone: (561) 281-2744</span></strong><strong><span style="font-size: 10pt;"> </span></strong><strong><span style="color: blue; font-size: 10pt;"></span></strong></div>
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<div class="yiv6915667837MsoNormal" style="background: white;"><u><span style="color: blue; font-size: 7.5pt;">IRS Circular 230 Notice</span></u><span style="color: blue; font-size: 7.5pt;">: Pursuant to recently enacted U.S. Treasury Department Regulations, we are now required to
advise you that, unless otherwise expressly indicated, any federal tax advice expressed above was neither written nor intended by the sender or this firm to be used and cannot be used by any taxpayer for the purpose of avoiding penalties that may be imposed
under U.S. tax law. If any person uses or refers to any such tax advice in promoting, marketing or recommending a partnership or other entity, investment plan or arrangement to any taxpayer, then the advice should be considered to have been written to support
the promotion or marketing by a person other than the sender or this firm of that transaction or matter, and such taxpayer should seek advice based on the taxpayer's particular circumstances from an independent tax advisor.
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