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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I agree with Joseph but I wonder if you think the outcome would be different if the landlord could show that at all times during the tenancy the funds in the account where
the money was comingled never went below the amount of the security deposit. (assuming that it stayed there until it was proper to remove).
<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"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Also I was surprised that the definition of theft only requires someone to
<b><u>temporarily</u></b> deprive the use of their property. <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"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"></span><i>Florida Statute</i> ยง812.0145(1)(c)1
<span style="color:navy">(1), </span>a person commits theft if he or she knowingly obtains or uses, or endeavors to obtain or to use, the property of another with intent to, either temporarily or permanently: (a) deprive the other person of a right to the property
or a benefit from the property and (b) appropriate the property to his or her own use or to the use of any person not entitled to the use of the property.<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"> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Joseph S. Hughes, Esq.<br>
<b>Sent:</b> Monday, July 25, 2016 4:28 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?<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">Yes.<o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">First, when combined with evidence of bad faith, commingling may serve as a basis for civil theft, breach of fiduciary duty, and conversion, permitting treble damages
under civil theft in both small claims and county, and punitive damages under breach of fiduciary duty and conversion in county court. In county court, the fees will typically be higher than small claims.<o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Second, although difficult to prevail on, these additional claims may also entitle the tenant to a jury trial as independent tort actions where the lease nonetheless
contains a jury trial waiver. This provides the tenant with additional leverage. If the landlord is particularly unlikeable or the emotional elements favor the tenant, this could be devastating to the landlord if the right jury is selected and could result
in much higher damages (not to mention attorney's fees and costs). <o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Third, I only know of one 2nd DCA case that says that commingling does not result in a forfeiture of the deposit. This could easily be disagreed with by other DCAs,
and since a security deposit is considered "property", I would still make the argument that if the landlord cannot reasonably abide by the notice requirements when s/he has effectively converted the funds, thereby making the deposit unidentifiable for notice
purposes, the notice would be defective. After all, how can a landlord make a claim on a deposit that technically no longer exists due to the commingling? Notice that a "deposit" is distinguished from "damages" for I believe this very reason, among others
(including to avoid offers of judgment.)<o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Just my two cents.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">---<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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<p><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">On 2016-07-25 15:31, Alberto Cardet wrote:<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Section 83.49(1) requires a landlord to hold a tenant's security deposit in separate account and not commingle said funds with any other funds.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Tenant vacates and landlord returns 100% of security deposit. Tenant now sues alleging that "upon information and belief" the landlord violated 83.49(1) because landlord commingled
funds. Alleges that as a result tenant has suffered damages and in addition demands attorney fees and costs.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">I have heard at local seminars that 83.49(1) does not contain any teeth, in the context that failure to abide by 83.49(1) by itself does not provide any remedy to the tenant
or waive the landlord's right to make a claim on the deposit, which the landlord did not make in my case.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Even if a violation of 83.49(1) exists, is anyone aware of any damages that may be claimed by a tenant? <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Thank you<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Albert<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Cardet Law, P.A.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">1330 Coral Way #301<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Miami FL 33145<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">305-403-7783<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New"">_______________________________________________<br>
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<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a><br>
<a href="http://mailman.fsr.com/mailman/listinfo/landten">http://mailman.fsr.com/mailman/listinfo/landten</a><o:p></o:p></span></p>
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