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<p class="MsoNormal"><span style="font-size:14.0pt">There is no definition for “rental agent” in Chapter 83 but property manager is defined :<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:black"> Accordingly, for purposes of this opinion, a "property manager" is defined as one who is responsible for the day-to-day management of the residential rental property, as evidenced by such
factors as responsibility for renting of units, maintenance of rental property, and collection of rent</span><i><span style="font-size:14.0pt"> The Fla. Bar re: Advisory Opinion Nonlawyer Preparation of Landlord Uncontested Evictions,</span></i><span style="font-size:14.0pt">605
So. 2d 868 (Fla. 1992), clarified, 627 So. 2d 485, 487 (Fla. 1993)</span><span style="font-size:14.0pt;color:#993366"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:#993366"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:black">A rental agent is not a property manager. A rental agent advertises to rent an apartment for rent, takes his/her commission and that should be all he should be doing but because they have a real-estate
license they think they can practice law. . On the other hand a property manager should be able to take a security deposit since he/she is “responsible for the day to day management of the residential rental property”. If the rental agent is not responsible
for day to day management then anything after presenting the lease for signature in my opinion is UPL.</span><span style="font-size:14.0pt;color:#993366"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:black">Leonard P. Cabral<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:black">Leonardcabral@lenslaw.com<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:#993366"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:#993366"><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""> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Harry Heist<br>
<b>Sent:</b> Tuesday, July 14, 2015 1:42 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br>
<b>Subject:</b> Re: [RPPTL LandTen] Security deposit issues<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">James,<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">The termination of management has nothing to do with the 30 day clock. I am not sure I understand.<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">Management is terminated all the time prior to the end of the lease for a myriad of reasons.<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">Forcing the agent to hold the tenant’s money makes no sense especially when the owner will most likely not comply with FS 83.49 and if the agent has been fired,
how does he/she have any power to inspect and make a claim on the deposit?<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">The owner is responsible for the tenant’s money. The agent is simply holding it. Whenever I see agents abscond with deposit money, the owner is on the hook
for the agent’s actions.<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">I really feel this is a case of sloppy drafting. My interpretation is that the “current owner” is not mentioned because it is obvious that the money can be
transferred to the current owner who will have to comply with the law just like the agent would if they were managing.<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">Let’s say I designate my friend “Joe” to be my “rental agent” instead of my current property manager who is licensed and works for Century 21. Joe has no license,
he simply is my “rental agent”. Note there is no definition of rental agent in 83 unless I am missing it. So the legislature intended it is OK to transfer the money to Joe but not to ME as the owner? It would seem absurd.<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>
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<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>
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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>James Zink<br>
<b>Sent:</b> Tuesday, July 14, 2015 1:00 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Security deposit issues<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">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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Do you have the Orlando case? To me, a big part of why the judge ruled this way is not just the language of the statute, but the fact that the termination of
the management contract occurred <i>after</i> the tenant vacated, thus starting the clock on the return of the deposit or the issuance of a Notice of Claim. Without reading the Orlando case, I would think this judge’s interpretation is correct, largely because
the statute is essentially written in a way that presumes the deposit is to be returned but for action by the landlord. In other words, it is the tenant’s money until it is properly claimed upon by the landlord. With that in mind, it is far more pragmatic,
given the facts here, to require the management team to hold the deposit and notify the landlord in writing of the effect if the landlord fails to cooperate and allow the inspection of the property as it is the tenant’s money being held, not the landlord’s.
I would be willing to bet the judge would have ruled differently if the contract were terminated while the tenancy was ongoing, based on how the decision was written. <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">James Zink, Esq.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Florida Rural Legal Services, Inc.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">3111 South Dixie Highway, Suite 140<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">West Palm Beach, FL 33405<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Phone: (561) 820-8902 x. 6025<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Fax: (561) 820-8892<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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<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>Harry Heist<br>
<b>Sent:</b> Tuesday, July 14, 2015 12:39 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br>
<b>Subject:</b> [RPPTL LandTen] Security deposit issues<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">So, the owner fires management or management fires owner, where does sec dep go?<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">Law:
</span><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:red">(7) <u>Upon the sale or transfer of title of the rental property from one owner to another, or upon a change in the designated rental agent, any and all security deposits or advance
rents being held for the benefit of the tenants shall be transferred to the new owner or agent, together with any earned interest and with an accurate accounting showing the amounts to be credited to each tenant account.</u> Upon the transfer of such funds
and records to the new owner or agent, and upon transmittal of a written receipt therefor, the transferor is free from the obligation imposed in subsection (1) to hold such moneys on behalf of the tenant.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:red"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">So. Sale from one owner to another, manager can transfer to new owner. Change in designated agent, manager can transfer to designated agent.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Big question. Suppose transfer is from manager to current owner?<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Orlando judge said manager had to transfer to current owner when management was terminated.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Tampa case: attached. Opposite interpretation.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Issue: was the omission of “current owner” in the statute a mistake or on purpose? Is it obvious that a current owner has the same rights as a new “agent” or
a new “owner” so it goes without saying an agent can transfer to the current owner?<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">See attached from “Florida Bad Law Weekly”.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">This needs to be clarified. It is an easy legislative fix.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial","sans-serif";color:black">Harry</span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D">LAW OFFICES OF
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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">
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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>
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<span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><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="37" height="37" id="Picture_x0020_1" src="cid:image001.png@01D0BEA5.E542B5A0"></span></a></span><span style="font-size:10.5pt;font-family:Consolas;color:#1F497D"><o:p></o:p></span></p>
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</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;font-family:"Calibri","sans-serif";color:#1F497D"><o:p></o:p></span></p>
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