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<p class="MsoNormal">Marty<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I believe that Jeff is speaking to nonrenewals. I think that either landlord or tenant has the absolute right to nonrenew, absent any government subsidy. Practically, landlord should have objective verifiable reasons in the file for nonrenewal.
Unless it is obvious from the tenant’s physical attributes, you can’t tell who’s in a protected class until you get the FH complaint. “Objective verifiable” to me are 7Cures (other than nonpayment noncompliances) or 3Days (nonpayment noncompliances). When
a government subsidy (tax credit, sec 8, etc.) is involved, consult the applicable docs, statutes and regs to see what are permissible nonrenewal reasons and the degree of detail required. <o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">In general 7Cures and 7Terminates under 83.56(2) need detail. In general I find judges take the position “If I were the tenant did this sufficiently inform me of what I was doing or not doing wrong.” I have found that most judges don’t
go to the constitutional issue, unless they have to. They rarely have to, since they can rely on contract law (7Day ambiguous and construed against landlord drafter) or a provision in 83 Part II (i.e. good faith). In general I don’t think that you need the
detail that includes a cite to a lease provision or a date/time. Just specific behavior (“noise” too ambiguous, “loud music in late evening” specific). I believe that many landlord attorneys (including me) prepare 7Days with general language and then cite
to the specific noncompliance to prevent themselves from being limited to just the one specific noncompliance: “due to excessive loud noise, including but not limited to loud music in the late night hours” Again when a government subsidy is involved, consult
the applicable docs, statutes and regs to see what are permissible termination reasons and the degree of detail required. Thanks for the info on the Florida Housing Finance Corporation.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">I would be interested in the opinion of other listserve members.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Mike<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Michael Geo. F. Davis<o:p></o:p></p>
<p class="MsoNormal">Attorney at Law<o:p></o:p></p>
<p class="MsoNormal">The MGFD Law Firm PA<o:p></o:p></p>
<p class="MsoNormal">Countryside Colonial Center<o:p></o:p></p>
<p class="MsoNormal">2753 SR 580, Suite 209<o:p></o:p></p>
<p class="MsoNormal">Clearwater, FL 33761-3351<o:p></o:p></p>
<p class="MsoNormal">P 727-726-1900<o:p></o:p></p>
<p class="MsoNormal">F 727-726-7440<o:p></o:p></p>
<p class="MsoNormal">mike@mgfdlaw.com<o:p></o:p></p>
<p class="MsoNormal">Primary Eservice: eservice@mgfdlaw.com<o:p></o:p></p>
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<p class="MsoNormal"><span style="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""> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Martin Lawyer<br>
<b>Sent:</b> Thursday, October 29, 2015 5:25 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] How much does a N/Nonrenewal have to spell out<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E">Yes, a specific notice is required, but not just because it’s a Tax Credit property. Sec. 83.56(2), Fla. Stat., interpreted in the context of constitutional
procedural due process, requires the landlord to specify the ground.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E">Those tax credit property residential leases approved by the Florida Housing Finance Corporation have very specific and limited grounds for eviction. However,
there are numerous permitted grounds for eviction. Your landlord client is not permitted to substitute his/her/its own lease for the one approved by the State agency.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E">For example, a legally sufficient notice should say:<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E"><o:p> </o:p></span></b></p>
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<b><i><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E">Your action constitutes a material breach of ¶ xx. of the lease, which is specifically a ground for eviction pursuant to ¶ yy. of the lease in that:<o:p></o:p></span></i></b></p>
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<b><i><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E"><o:p> </o:p></span></i></b></p>
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<b><i><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E">On [date] at approximately [time] at the location of ___________________ you did/failed to do __________________________ .<o:p></o:p></span></i></b></p>
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<b><i><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E"><o:p> </o:p></span></i></b></p>
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<p class="MsoNormal" style="margin-left:2.0in"><b><span style="font-size:36.0pt;font-family:"TypoUpright BT";color:#000F2E"> Marty<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#000F2E"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"> C. Martin (Marty) Lawyer, III</span></b><b><span style="font-family:"Georgia","serif";color:#000F2E"><o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"> Florida Bar # 128095<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"> Bay Area Legal Services, Inc.<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"> 1302 N. 19<sup>th</sup> St., Suite # 400<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"> Tampa, FL 33605-5230<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"> (813) 232-1222, Ext.109<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"> FAX: 248-9922<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><span style="font-size:18.0pt;font-family:"Tango BT";color:#000F2E">“Preserving Independence, Hope and Dignity”</span><b><span style="font-size:11.0pt;font-family:"Georgia","serif";color:#000F2E"><o:p></o:p></span></b></p>
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<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia","serif";color:#000F2E"><o:p> </o:p></span></b></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>Jeff Mazor<br>
<b>Sent:</b> Thursday, 29 October, 2015 10:36<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee' <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> [RPPTL LandTen] How much does a N/Nonrenewal have to spell out<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">This residential case is driving me a bit nuts!</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Property is a</span> <span style="font-family:"Calibri","sans-serif"">
low income housing tax credit property.</span> <span style="font-family:"Calibri","sans-serif"">
Tenant is a royal pain and Landlord</span> <span style="font-family:"Calibri","sans-serif"">
would rather eat glass than renew.</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">I understand that landlord must have good cause,</span><b><u>
</u></b><b><u><span style="font-family:"Calibri","sans-serif"">but does the notice</span>
</u></b><b><u><span style="font-family:"Calibri","sans-serif"">have to list the specific good cause reasons for the nonrenewal to be valid? </span>
</u></b><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">In this case, prior to service of the non-renewal, tenant had previously been served with</span>
<span style="font-family:"Calibri","sans-serif"">a couple dozen</span> <span style="font-family:"Calibri","sans-serif"">
notices to pay or vacate as well as 7 day cure notices.</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Also, tenant knew very well that</span>
<span style="font-family:"Calibri","sans-serif"">landlord would not renew and the reasons - all via emails between the two.</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Help!!!!!</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Jeff</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Jeffrey R. Mazor, Esq.</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">J. R. Mazor & Associates, P.A.</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Presidential Circle Building </span>
<o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">4000 Hollywood Blvd., Suite 265-s</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Hollywood, FL 33021</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Email: </span> <a href="mailto:JMazor@Mazor.com">
<span style="font-family:"Calibri","sans-serif";color:#0563C1">JMazor@Mazor.com</span></a><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Phone: 954-962-3500</span><o:p></o:p></p>
<p><span style="font-family:"Calibri","sans-serif"">Fax: 954-342-7703</span><o:p></o:p></p>
<p> <o:p></o:p></p>
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