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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:#1F4E79">Copied and pasted from a memo of law I recently did.<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F4E79"><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F4E79">Florida case law establishes three factors to a determination of whether improvements annexed to realty become a fixture: (1) the degree of annexation,
(2) the adaptation of the chattel to the use of the land, and (3) the intention of the party making the annexation.
<i>See</i> <i>Commercial Fin. Co. v. Brooksville Hotel Co., </i>98 Fla. 410, 123 So. 814 (Fla. 1929). An additional factor to consider is if the improvement is physically annexed to the realty, whether it can be removed without doing substantial damage to
the realty. <i>Commercial Finance Co</i>., 1929, 98 Fla. 410; <i>Standard Motors Finance Co., Inc. v. Central Farmers' Trust Co</i>., 1934, 117 Fla. 217, 157 So. 520;
<i>Ridgefield Investors v. Holloway</i>, Fla.1954, 75 So.2d 208; <i>White v. County Mortgagee Corp.,</i> Fla.App.1968, 211 So.2d 254; and 64 A.L.R. 1219. The question of whether the items stripped from the home were personalty or part of the realty is one of
fact. <i>Corbett v. Appliance Buyers Credit Corp</i>., 172 So.2d 257 (3rd DCA 1965). A Court can accept evidence on this issue from a general contractor who can testify as an expert reagrding the structural damage or lack of same which would be caused by the
removal of the fixtures. <i>See Id.</i> at 259. However, the most important factor to Florida courts in the above analysis is the intention of the parties when making the annexation.
<i>See Mass Brothers, Inc. v. Guaranty Federal Savings and Loan Association</i>, 157 So.2d 258 (2nd DCA 1963) (“Contractual understanding, or the intent of the parties …, is of course a factor; and here the conditional sales contract obviously negatives any
intent that the carpeting should become real fixtures.”).<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F4E79">Best regards,<o:p></o:p></span></p>
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<p class="MsoNormal" style="text-align:justify"><b><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F4E79">Carlos R. Arias<o:p></o:p></span></b></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F4E79"><img width="192" height="64" id="Picture_x0020_1" src="cid:image001.png@01D0F1F3.832E7030" alt="Arias Bosinger Law Firm Logo-01"></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F4E79"><o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F497D">140 N. Westmonte Dr., Ste. 100A<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F497D">Altamonte Springs, Florida 32714<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F497D">Tel: 407.636.2549<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F497D">Fax: 321.280.2489<o:p></o:p></span></p>
<p class="MsoNormal" style="text-align:justify"><span style="font-family:"Calibri",sans-serif;color:#1F497D"><a href="http://www.ablawfl.com/"><span style="color:#0563C1">www.ABLawFL.com</span></a>
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<b><span style="font-family:"Calibri",sans-serif;color:#1F497D">In compliance with the Fair Debt Collection Practices Act, this law firm is a debt collector and may be attempting to collect a debt. Any information provided will be used for that purpose.
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Manuel Farach<br>
<b>Sent:</b> Thursday, September 17, 2015 5:53 PM<br>
<b>To:</b> Dennis Chen <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] Commercial lease - walk-in cooler owned by LL or Tnt?<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:#1F497D">It’s a mixed question of intent and fact as to whether it’s a fixture or not. If you can unplug it and remove it, then it’s probably personal property<o:p></o:p></span></p>
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<p><img border="0" width="255" height="84" id="IMG1" src="cid:image002.gif@01D0F1F3.832E7030"><o:p></o:p></p>
<p><span style="color:black">Manuel Farach / Of Counsel - Board Certified in Real Estate Law and Business Litigation by The Florida Bar</span><o:p></o:p></p>
<p><span style="color:black">Richman Greer P.A.<br>
One Clearlake Centre<br>
Suite 1504<br>
250 Australian Avenue South</span><br>
<span style="color:black">West Palm Beach, Florida 33401</span><br>
<span style="color:black">Office: 561.803.3500</span><br>
<span style="color:black">Fax: 561.820.1608</span><br>
<span style="color:black">Direct: 561.803.3501</span><br>
<span style="color:black">Email: <a href="mailto:MFarach@richmangreer.com">MFarach@richmangreer.com</a></span><br>
<span style="color:black"><a href="http://richmangreer.com/uploads/vcards/VcardFarach.vcf">V-card</a></span><o:p></o:p></p>
<p><a href="http://www.RichmanGreer.com">www.RichmanGreer.com</a><o:p></o:p></p>
<p><span style="font-size:10.0pt;color:#7F7F7F">U.S. Treasury Regulation Circular 230 requires us to advise you that written communications issued by us are not intended to be and cannot be relied upon to avoid penalties that may be imposed by the Internal
Revenue Service.</span><o:p></o:p></p>
<p style="margin-bottom:12.0pt"><span style="font-size:10.0pt;color:#7F7F7F">Incoming emails are filtered which may delay receipt. This email is personal to the named recipient(s) and may be privileged and confidential. If you are not the intended recipient,
you received this in error. If so, any review, dissemination, or copying of this email is prohibited. Please immediately notify us by email and delete the original message.<o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",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>Anthony J. Horky<br>
<b>Sent:</b> Thursday, September 17, 2015 4:39 PM<br>
<b>To:</b> Dennis Chen <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> Re: [RPPTL LandTen] Commercial lease - walk-in cooler owned by LL or Tnt?<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-family:"Calibri",sans-serif;color:#1F497D">Fixtures by definition are permanently affixed to the real property and with the intent to do so. Being able to dismantle without any damage to the property
leans in favor of personal property not a fixture. <o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><span style="font-family:"Calibri",sans-serif;color:#1F497D">Sent from Anthony Horky's mobile email<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">Dennis Chen<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">Sent:
</span></b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">Thursday, September 17, 2015 4:11 PM<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">To:
</span></b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">RPPTL Landlord Tenant Committee<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">Reply To:
</span></b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">RPPTL Landlord Tenant Committee<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">Subject:
</span></b><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">[RPPTL LandTen] Commercial lease - walk-in cooler owned by LL or Tnt?<o:p></o:p></span></p>
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<p class="MsoNormal">Client bought convenience store business ten years ago and also executed a asset purchase agreement with Seller. The asset purchase agreement provided for the sale of two coolers. Approximately two years later they purchased a walk-in
cooler that can be dismantled and removed from the property. LL was the Seller of the business and recently sold the building to Buyer. Buyer wants client to sign a new lease and is listing the coolers as LL property. LL argues that the coolers are fixtures
and belong to LL. Thoughts?<o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">Dennis A. Chen, Esq.<br>
Chen Law Firm, PA<br>
13360 W. Colonial Dr, Ste. 470<br>
Winter Garden, Florida 34787<br>
Tel: (407) 392-1872<br>
<a href="mailto:dennis@chenlaw.net" target="_blank">dennis@chenlaw.net</a><o:p></o:p></p>
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