<html><head><meta http-equiv="Content-Type" content="text/html charset=utf-8"></head><body style="word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class="">Thanks. Actually, mine do use the word “may”. Sorry to mislead in my paraphrasing that otherwise.<div class=""><br class=""><div><blockquote type="cite" class=""><div class="">On Dec 28, 2015, at 12:19 PM, Anthony J. Horky <<a href="mailto:ahorky@horkylaw.com" class="">ahorky@horkylaw.com</a>> wrote:</div><br class="Apple-interchange-newline"><div class=""><div class="WordSection1" style="page: WordSection1; font-family: Helvetica; font-size: 12px; font-style: normal; font-variant: normal; font-weight: normal; letter-spacing: normal; line-height: normal; orphans: auto; text-align: start; text-indent: 0px; text-transform: none; white-space: normal; widows: auto; word-spacing: 0px; -webkit-text-stroke-width: 0px;"><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">I would add that the security deposit secures tenant’s performance of its obligation under the lease agreement, including any breach for nonpayment of rent and that the landlord may, at its sole discretion, apply the security deposit against unpaid rent. Or similar language. The point being that tenants try to avoid paying last month’s rent by telling the landlord to apply their security deposit. My leases give the landlord the option but not the requirement to do so. <span class="Apple-converted-space"> </span><o:p class=""></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class=""> </span></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">Regards,<span class="Apple-converted-space"> </span><o:p class=""></o:p></span></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class=""> </span></div><table class="MsoTableGrid" border="1" cellspacing="0" cellpadding="0" style="border-collapse: collapse; border: none;"><tbody class=""><tr class=""><td width="117" valign="top" style="width: 87.7pt; border: none; padding: 0in 5.4pt;" class=""><div style="margin: 0in -4.1pt 0.0001pt -216.9pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><b class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class=""> </span></b></div><div style="margin: 0in -4.1pt 0.0001pt -216.9pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span id="cid:image003.png@01D14169.F13F6410"><image003.png></span><b class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class=""><o:p class=""></o:p></span></b></div></td><td width="466" valign="bottom" style="width: 349.7pt; border: none; padding: 0in 5.4pt;" class=""><p class="MsoNormalCxSpMiddle" style="margin-left: -6.5pt;"><b class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">Anthony J. Horky, Esquire<o:p class=""></o:p></span></b></p><p class="MsoNormalCxSpMiddle" style="margin-left: -6.5pt;"><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">Anthony J. Horky, P.A.<o:p class=""></o:p></span></p><p class="MsoNormalCxSpMiddle" style="margin-left: -6.5pt;"><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">2255 Glades Road, Suite 324A<o:p class=""></o:p></span></p><p class="MsoNormalCxSpMiddle" style="margin-left: -6.5pt;"><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">Boca Raton, Florida 33431<o:p class=""></o:p></span></p><p class="MsoNormalCxSpMiddle" style="margin-left: -6.5pt;"><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">T: 561.989.3206<o:p class=""></o:p></span></p><p class="MsoNormalCxSpMiddle" style="margin-left: -6.5pt;"><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class="">F: 561.952.0096 <span class="Apple-converted-space"> </span><o:p class=""></o:p></span></p><p class="MsoNormalCxSpMiddle" style="margin-left: -6.5pt;"><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class=""><a href="http://www.horkylaw.com/" style="color: purple; text-decoration: underline;" class="">www.horkylaw.com</a><o:p class=""></o:p></span></p><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><b class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class=""> </span></b></div></td></tr><tr class=""><td width="583" colspan="2" valign="top" style="width: 437.4pt; border: none; padding: 0in 5.4pt;" class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif; text-align: justify;" class=""><span style="font-size: 9pt; font-family: Arial, sans-serif;" class="">This message and the documents attached to it, if any, are intended only for the use of the addressee and may contain information that is attorney-client privileged or confidential, and/or may contain attorney work product. 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Rather than stating in the leases that the security deposit shall be applied against damages to the property, I state that the security deposit is to be applied against any breach of the lease (the lease specifies the duty of the tenant to maintain it in good condition etc). Thus, failure to pay rent is a breach as is any failure to abide by other covenants.<o:p class=""></o:p></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div><div class=""><blockquote style="margin-top: 5pt; margin-bottom: 5pt;" class="" type="cite"><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">On Dec 28, 2015, at 11:31 AM, Dennis Chen <<a href="mailto:dennis@chenlaw.net" style="color: purple; text-decoration: underline;" class="">dennis@chenlaw.net</a>> wrote:<o:p class=""></o:p></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div><div class=""><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">Harry,<o:p class=""></o:p></div><div class=""><p class="MsoNormal" style="margin: 0in 0in 12pt; font-size: 12pt; font-family: 'Times New Roman', serif;"><br class="">I agree with you. I think the clause would help.<br class=""><br class="">This case may be helpful. Plakhov v Serova, 126 So. 3d 1221 (Fla. 4DCA 2012)<br class=""><br class=""><o:p class=""></o:p></p></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">Dennis<o:p class=""></o:p></div></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><br clear="all" class=""><o:p class=""></o:p></div><div class=""><div class=""><div class=""><div class=""><div class=""><div class=""><div class=""><div class=""><p class="MsoNormal" style="margin: 0in 0in 12pt; font-size: 12pt; font-family: 'Times New Roman', serif;"><br class="">Dennis A. Chen, Esq.<br class="">Chen Law Firm, PA<br class="">13360 W. Colonial Dr, Ste. 470<br class="">Winter Garden, Florida 34787<br class="">Tel: (407) 392-1872<br class=""><a href="mailto:dennis@chenlaw.net" target="_blank" style="color: purple; text-decoration: underline;" class="">dennis@chenlaw.net</a><br class=""><br class="">Bankruptcy * Civil Litigation * Landlord/Tenant * Personal Injury * Real Estate Litigation<o:p class=""></o:p></p></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">CONFIDENTIALITY NOTICE: This e-mail, including any attachment, contains legally privileged and confidential information and is intended solely for the recipient. Should the intended recipient forward this message to any person or entity, that action could constitute a waiver of the attorney-client privilege. If the reader of this message is not the intended recipient, you are hereby notified that any review, dissemination, distribution, or copying of this communication is prohibited. If this communication was sent or received in error, please notify us by reply e-mail and delete the original message.<o:p class=""></o:p></div></div></div></div></div></div></div></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class="">On Wed, Dec 23, 2015 at 1:20 PM, Harry Heist <<a href="mailto:harry@evict.com" target="_blank" style="color: purple; text-decoration: underline;" class="">harry@evict.com</a>> wrote:<o:p class=""></o:p></div><div class=""><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);" class="">Does anyone have an opinion on this clause?</span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);" class=""> </span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><i class=""><span style="font-size: 11pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);" class="">“</span></i><i class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class="">In the event the Tenant breaches the lease by vacating prior to the last month of the lease owing rent under the terms of the lease or leaves damages that exceed the security deposit, Tenant agrees that if the Landlord is holding any prepaid rent, the Tenant agrees these funds may be used for any damages or rent due under the terms of the lease and/or Florida law”</span></i><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class=""> </span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class="">My partner feels that a “last month’s rent” can only be used for the “last month” of the lease and cannot be used for anything else. This can create an absurd result of having to return a last month’s rent to a tenant who has damaged the premises in excess of the security deposit or owes many more month’s rent per the lease.</span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class=""> </span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class="">I disagree.</span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class=""> </span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class="">Thoughts?</span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class=""> </span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Arial, sans-serif;" class="">Harry</span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""> </span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""> </span><o:p class=""></o:p></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><b class=""><span style="font-size: 11pt; font-family: Arial, sans-serif; color: rgb(31, 73, 125);" class="">LAW OFFICES OF<span class="Apple-converted-space"> </span><br class="">HEIST, WEISSE & WOLK P.A.<br class="">PH:<span class="Apple-converted-space"> </span><a href="tel:1%20800%20253%208428" target="_blank" style="color: purple; text-decoration: underline;" class="">1 800 253 8428</a><br class="">FAX:<span class="Apple-converted-space"> </span><a href="tel:1%20800%20367%209038" target="_blank" style="color: purple; text-decoration: underline;" class="">1 800 367 9038</a><br class="">"Serving the Property Management Professional"<br class="">Website: <span class="Apple-converted-space"> </span></span></b><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""><a href="http://www.evict.com/" target="_blank" style="color: purple; text-decoration: underline;" class=""><b class=""><span style="font-family: Arial, sans-serif;" class="">www.evict.com</span></b></a></span><b class=""><span style="font-size: 11pt; 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ALL OTHER USE, COPYING, OR DISTRIBUTION IS STRICTLY PROHIBITED.</span><o:p class=""></o:p></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 11pt; font-family: Calibri, sans-serif; color: rgb(31, 73, 125);" class=""> </span><o:p class=""></o:p></div></div><blockquote style="border-style: none none none solid; border-left-color: blue; border-left-width: 1.5pt; padding: 0in 0in 0in 6pt; margin-left: 6pt; margin-top: 5pt; margin-bottom: 5pt;" class="" type="cite"><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif; text-align: justify;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> </span><o:p class=""></o:p></div></div></blockquote></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><br class="">_______________________________________________<br class="">landten mailing list<br class=""><a href="mailto:landten@lists.flabarrpptl.org" style="color: purple; text-decoration: underline;" class="">landten@lists.flabarrpptl.org</a><br class=""><a href="http://mailman.fsr.com/mailman/listinfo/landten" target="_blank" style="color: purple; text-decoration: underline;" class="">http://mailman.fsr.com/mailman/listinfo/landten</a><o:p class=""></o:p></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><o:p class=""> </o:p></div></div><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><Plakhov v Serova.pdf>_______________________________________________<br class="">landten mailing list<br class=""><a href="mailto:landten@lists.flabarrpptl.org" style="color: purple; text-decoration: underline;" class="">landten@lists.flabarrpptl.org</a><br class=""><a href="http://mailman.fsr.com/mailman/listinfo/landten" style="color: purple; text-decoration: underline;" class="">http://mailman.fsr.com/mailman/listinfo/landten</a><o:p class=""></o:p></div></div></blockquote></div><div style="margin: 0in 0in 0.0001pt; 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