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<p class="MsoNormal"><span style="color:black"><o:p> </o:p></span></p>
<p class="MsoNormal">In the event that a tenant or subtenant “holds over beyond the term of his tenancy, the landlord has among his possible remedies the options of: (1) demanding double rent; (2) demanding a specific amount of continuing rent; or (3) suing
for the possession of the property plus damages, including special damages for loss of the property's use.”
<i>Lincoln Oldsmobile, Inc. v. Branch, </i>574 So. 2d 1111, 1113 (Fla. 2d DCA 1990). The three remedies are mutually exclusive, and “the tenant's continued holdover constitutes an implied agreement to pay the rent demanded.”
<i>Id. </i><span style="color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:black">The way I read it requires notice that the lanldord will seek double rent if the tenant holds over or the tenant will be required to continue to pay the rent.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">Leonard P. Cabral<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:black">Leonardcabral@lenslaw.com<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"> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Lainie Simon<br>
<b>Sent:</b> Thursday, March 17, 2016 5:13 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] Residential 3 day and 15 day notices together<o:p></o:p></span></p>
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<p class="MsoNormal">I disagree about the double rent. It applies from when the tenant holds over after termination, regardless of the reason. I have never had a court rule otherwise.<o:p></o:p></p>
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<p class="MsoNormal">Next, to be prudent, I would plead each termination separately in a separate count. I do not see the down side in doing so. <o:p></o:p></p>
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<p class="MsoNormal">My clients only serve both notices if they want the tenant out and don’t care if they pay. If the tenant gets both, the tenant won’t pay because what delinquent tenant would pay the three day knowing they were terminated anyway? My landlord
clients do this when there is some issue with the three day, such as a dispute about the amount of rent or utilities, or whatever, that could delay an eviction on a three day, or any complaint about the landlord’s maintenance that could lead to a defense.
Next, if the tenant doesn’t pay regular rent, what is the likelihood that the landlord is going to see any double rent, unless there is a spectacularly solvent guarantor? Landlords have to be realistic here. A piece of paper is not money. The landlord
has to be fully educated and committed to bother to go through with the damages side, and the money should be worth it. It rarely is in the run of the mill case.<o:p></o:p></p>
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<p class="MsoNormal">By the time my clients want to get rid of a tenant, it is usually well beyond the value of one month of rent. The landlord just wants the problem gone, and is willing to make the trade. In any case, it is never a bad idea to be conservative
and prudent, and plead everything separately and limit any potential defenses.<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif;color:black">Lainie J. Simon, Esq. </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif;color:black">185 NW Spanish River Boulevard </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif;color:black">Suite 220 </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif;color:black">Boca Raton, FL 33431 </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif;color:black">561.445.1361 </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif;color:black">561.997.6224(fax) </span><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif;color:black">PRIVILEGE AND CONFIDENTIALITY NOTICE: This e-mail is covered by the Electronic Communications Privacy Act, 18 U.S.C. 2510-2521 and is legally privileged. The contents of this
e-mail message and any attachments are intended solely for the party or parties addressed and named in this message. This communication and all attachments, if any, are intended to be and to remain confidential, and it may be subject to the applicable attorney
- client and or work product privileges. If you are not the intended recipient of this message, or if this message has been addressed to you in error, please immediately alert the sender by reply e-mail and then delete this message and its attachments. Do
not deliver, distribute, or copy this message and or any attachments if you are not the intended recipient. Do not disclose the contents or take any action in reliance upon the information contained in this communication or any attachments. Although this E-mail
and any attachments are believed to be free of any virus or other defect that might affect any computer system into which it is received and opened, it is the responsibility of the recipient to ensure that it is virus free and no responsibility is accepted
by the sender for damage arising in any way from its use. </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif;color:black">Ê </span><o:p></o:p></p>
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<p class="MsoNormal">On Mar 17, 2016, at 4:54 PM, <a href="mailto:Pat@hoganlegalservices.com">
Pat@hoganlegalservices.com</a> wrote:<o:p></o:p></p>
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<p class="MsoNormal">Alberto Cardet, I like your suggestion. Is there any case cite for your first paragraph?<o:p></o:p></p>
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<p class="MsoNormal">Patrick T. Hogan, Esq. <o:p></o:p></p>
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<p class="MsoNormal">Hogan Legal Services, P.A.<o:p></o:p></p>
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<p class="MsoNormal"><a href="mailto:Pat@hoganlegalservices.com">Pat@HoganLegalServices.com</a><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<br>
-------- Original message --------<br>
From: Alberto Cardet <<a href="mailto:alcardet@gmail.com">alcardet@gmail.com</a>>
<br>
Date:03/17/2016 4:02 PM (GMT-05:00) <br>
To: RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>>
<br>
Subject: Re: [RPPTL LandTen] Residential 3 day and 15 day notices together <o:p></o:p></p>
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<p class="MsoNormal">If your eviction / possession count is based on the 3-day notice then the tenancy was terminated pursuant to the 3-day notice, I don't know that you would be entitled to the double rent as a holdover, even if you waint until the next rental
period. If you plan on waiting for the next rental period anyway, in order to make the claim for double rent I would just use the 15-day notice to avoid any confusion defense
<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">I have used the two notices together for landlords that want possession no matter what, landlord serves 3-day notice and hopes tenant does not pay so that eviction can start right away, and also serves a 15-day notice just in case payment
is made,<o:p></o:p></p>
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<p class="MsoNormal">Cardet Law, P.A.<o:p></o:p></p>
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<p class="MsoNormal">1330 Coral Way #301<o:p></o:p></p>
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<p class="MsoNormal">Miami FL 33145<o:p></o:p></p>
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<p class="MsoNormal">305-403-7783<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">On Thu, Mar 17, 2016 at 3:02 PM, Lainie Simon <<a href="mailto:ljsimon1@comcast.net">ljsimon1@comcast.net</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal">Mine usually do not do them together for that reason. <o:p></o:p></p>
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<p class="MsoNormal">Note that the 15 day is not a real 15 day. It is 15 days prior to the next time rent is due. So for March, the ship has sailed.<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif">Lainie J. Simon, Esq. </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif">185 NW Spanish River Boulevard </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif">Suite 220 </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif">Boca Raton, FL 33431 </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif"><a href="tel:561.445.1361">561.445.1361</a> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif"><a href="tel:561.997.6224">561.997.6224</a>(fax) </span><o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<div>
<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif">PRIVILEGE AND CONFIDENTIALITY NOTICE: This e-mail is covered by the Electronic Communications Privacy Act, 18 U.S.C. 2510-2521 and is legally privileged. The contents of this e-mail message
and any attachments are intended solely for the party or parties addressed and named in this message. This communication and all attachments, if any, are intended to be and to remain confidential, and it may be subject to the applicable attorney - client and
or work product privileges. If you are not the intended recipient of this message, or if this message has been addressed to you in error, please immediately alert the sender by reply e-mail and then delete this message and its attachments. Do not deliver,
distribute, or copy this message and or any attachments if you are not the intended recipient. Do not disclose the contents or take any action in reliance upon the information contained in this communication or any attachments. Although this E-mail and any
attachments are believed to be free of any virus or other defect that might affect any computer system into which it is received and opened, it is the responsibility of the recipient to ensure that it is virus free and no responsibility is accepted by the
sender for damage arising in any way from its use. </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif">Ê </span><o:p></o:p></p>
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<p class="MsoNormal">On Mar 17, 2016, at 12:46 AM, Mike Davis <<a href="mailto:mike@mgfdlaw.com">mike@mgfdlaw.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal">Pat<o:p></o:p></p>
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<p class="MsoNormal">The Notices aren't mutually exclusive. I think it's the smart move by any landlord to serve a 3day. Maybe he gets paid. Then before the 15 day notice period to serve the non-renewal. Serving them together just insures no rent payment.
My clients don't see trading a chance at current rent to include it in a judgment as a good trade.<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Either way he can file a 2-count complaint.<o:p></o:p></p>
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<p class="MsoNormal"><br>
Sent from my iPhone<o:p></o:p></p>
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On Mar 16, 2016, at 10:41 PM, "<a href="mailto:pat@hoganlegalservices.com">pat@hoganlegalservices.com</a>" <<a href="mailto:pat@hoganlegalservices.com">pat@hoganlegalservices.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal">Landlord wants to give simultaneous 3 day and a 15 day notices, and then wait to file for the eviction in the next month to try and get double rent (In other words a complaint for an eviction based on violation of 3-day notice in Count
I, but a damages Count II based on double rent (83.58) from the refusal to get out at end of the month). <o:p></o:p></p>
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<p class="MsoNormal">Any/All thoughts appreciated.<o:p></o:p></p>
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<p class="MsoNormal">Thank you.<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif">Patrick T. Hogan, Esq.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif">Hogan Legal Services, P.A.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Helvetica",sans-serif"><a href="mailto:Pat@HoganLegalServices.com">Pat@HoganLegalServices.com</a><o:p></o:p></span></p>
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<p class="MsoNormal">_______________________________________________<br>
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