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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D">Have fun!<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""> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Leonard Cabral<br>
<b>Sent:</b> Tuesday, May 24, 2016 2:31 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Termination of Month-to-Month Tenancy by Landlord Does Not Relieve Landlord of s.83.49 Notice Requirements(?)<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:10.0pt;font-family:"Verdana","sans-serif"">I believe the rationale is that it is possible that the landlord doesn’t know or know when that the tenant abandoned the rental property. It is possible that 30 days pass
before the landlord knows the tenant disappeared. The rational that the landlord doesn’t know where to send the notice is unfounded since the landlord can send the notice to the tenant’s last known address.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal">Leonard P. Cabral, Esq.<o:p></o:p></p>
<p class="MsoNormal"><a href="mailto:leonardcabral@lenslaw.com">leonardcabral@lenslaw.com</a><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><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>Joseph S. Hughes, Esq.<br>
<b>Sent:</b> Tuesday, May 24, 2016 2:08 PM<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] Termination of Month-to-Month Tenancy by Landlord Does Not Relieve Landlord of s.83.49 Notice Requirements(?)<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Hi everyone,<o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">I need some case law clarification:<o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Section 83.49(3) states: "Upon the vacating of the premises
<em><span style="font-family:"Verdana","sans-serif"">for termination of the lease</span></em>, if the landlord does not intend to impose a claim on the security deposit, the landlord shall have 15 days to return the security deposit together with interest if
otherwise required, or the landlord shall have 30 days to give the tenant written notice by certified mail to the tenant’s last known mailing address of his or her intention to impose a claim on the deposit and the reason for imposing the claim." (emphasis
added)<o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Section 83.49(5) states: "Except when otherwise provided by the terms of a written lease, any tenant who vacates or abandons the premises prior to the expiration
of the term specified in the written lease, or any tenant who vacates or abandons premises which are the subject of a tenancy from week to week, month to month, quarter to quarter, or year to year, shall give at least 7 days’ written notice by certified mail
or personal delivery to the landlord prior to vacating or abandoning the premises which notice shall include the address where the tenant may be reached. Failure to give such notice shall relieve the landlord of the notice requirement of paragraph (3)(a) but
shall not waive any right the tenant may have to the security deposit or any part of it."<o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Section 83.56(6) states: “if the rental agreement is terminated, the landlord shall comply with s. 83.49(3)."<o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">It seems evident, to me at least, that from a collective plain reading of the statute, if the landlord (or even tenant if done properly) terminates a month-to-month
tenancy (rather than the tenant simply vacating or abandoning the premises without sufficient notice), then the tenant's failure to provide the landlord with 7 days' notice including a forwarding address prior to vacating does not relieve the landlord of his/her
duty to comply with the notice requirements set forth in section 83.49(3). This seems to be the only logical interpretation, the rationale for the exception to the general rule being (based on my analysis) that a landlord cannot be expected to send a notice
to a tenant if s/he does not know that the tenant vacated. <o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">However, I have not been able to find any case law on point here. Can anyone point me in the right direction?<o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Thanks,<o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Joe<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New"">Joseph S. Hughes, Esq.<br>
The Law Office of Joseph Hughes P.A.<br>
515 E. Las Olas Blvd. Ste 120<br>
Fort Lauderdale, FL 33301<br>
Cell: (413) 687-2093<br>
Office: (954)256-5125<br>
Fax: (954) 256-5126<br>
<a href="http://www.joehugheslaw.com" target="_blank">http://www.joehugheslaw.com</a><br>
<br>
The information contained in this email may be attorney privileged and confidential information intended only for the use of the individual or entity named above. 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 telephone or reply e-mail and delete this message and any attachments.<o:p></o:p></span></p>
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