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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Here is an article I wrote a while back for my newsletter.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>The danger of using the exception is that the tenant, once they find out they needed to give 7 day’s notice and a forwarding can fabricate the notice and say they gave it to the landlord by hand.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>I litigated one against an attorney, let the attorney go on and on and nailed him on the failure of his client to give the 7 day’s written notice and forwarding address. He failed to know the law. Ended the case fast.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Harry<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'>LAW OFFICES OF <br>HEIST, WEISSE & WOLK P.A.<br>PH: 1 800 253 8428<br>FAX: 1 800 367 9038<br>"Serving the Property Management Professional"<br>Website: </span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="http://www.evict.com/"><b><span style='font-family:"Arial","sans-serif"'>www.evict.com</span></b></a></span><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'> <br>Email: </span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="mailto:harry@evict.com"><b><span style='font-family:"Arial","sans-serif"'>harry@evict.com</span></b></a></span><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p></o:p></span></b></p><table class=MsoNormalTable border=0 cellpadding=0 align=left width="100%" style='width:100.0%;margin-left:6.75pt;margin-right:6.75pt;margin-bottom:7.75pt'><tr style='height:19.9pt'><td width="16%" rowspan=2 style='width:16.3%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><table class=MsoTableGrid border=0 cellspacing=0 cellpadding=0 width=360 style='width:3.75in;border-collapse:collapse;border:none'><tr><td width=64 valign=top style='width:48.3pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870"><span style='font-size:10.0pt;font-family:Consolas;color:#1F497D;text-decoration:none'><img border=0 width=37 height=37 id="Picture_x0020_1" src="cid:image003.png@01D1B5C7.7AB5F700"></span></a></span><span style='font-size:10.5pt;font-family:Consolas;color:#1F497D'><o:p></o:p></span></p></td><td width=296 valign=top style='width:221.7pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><br></span></b><b><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:#1F497D'>Visit us on Facebook</span></b><span style='font-size:10.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p></td></tr></table></td><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%'><span style='font-size:10.0pt;line-height:115%;color:#1F497D'><o:p> </o:p></span></p></td></tr><tr style='height:19.85pt'><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.85pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p></td></tr></table><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Arial","sans-serif";color:#1F497D'>THIS E-MAIL MESSAGE IS CONFIDENTIAL, ATTORNEY-CLIENT PRIVILEGED, AND INTENDED FOR THE PERSONS NAMED ABOVE ONLY. ALL OTHER USE, COPYING, OR DISTRIBUTION IS STRICTLY PROHIBITED.<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></div><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #B5C4DF 1.0pt;padding:3.0pt 0in 0in 0in'><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>Joseph S. Hughes, Esq.<br><b>Sent:</b> Tuesday, May 24, 2016 2:08 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<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></div></div><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><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Verdana","sans-serif"'>-- <o:p></o:p></span></p><div><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></div></div></div></body></html>