<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="">I generally do not file 57.105 motions, but I can’t imagine there being a better case.<br class=""><div class="">
<div style="color: rgb(0, 0, 0); letter-spacing: 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; word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class=""><div style="color: rgb(0, 0, 0); letter-spacing: 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; word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class=""><div style="color: rgb(0, 0, 0); letter-spacing: 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; word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class=""><div style="color: rgb(0, 0, 0); letter-spacing: 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; word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class=""><div style="color: rgb(0, 0, 0); letter-spacing: 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; word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class=""><div style="color: rgb(0, 0, 0); letter-spacing: 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; word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class=""><div style="color: rgb(0, 0, 0); letter-spacing: 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; word-wrap: break-word; -webkit-nbsp-mode: space; -webkit-line-break: after-white-space;" class=""><table cellpadding="0" cellspacing="5" border="0" style="font-family: Times; widows: 1;" class=""><tbody class=""><tr class=""><td style="border-bottom-style: solid; border-bottom-width: 1px; border-bottom-color: rgb(157, 182, 211); padding-bottom: 5px;" class=""><table cellpadding="0" cellspacing="5" border="0" class=""><tbody class=""><tr class=""><td style="border-bottom-style: solid; border-bottom-width: 1px; border-bottom-color: rgb(157, 182, 211); padding-bottom: 5px;" class=""><font color="#1d5a7d" face="omneslight" style="font-size: 19px;" class="">Todd B. Allen, Esq.</font><font color="#9db6d3" face="omneslight" style="font-size: 19px;" class=""> | Attorney</font></td></tr></tbody></table><table cellpadding="0" cellspacing="5" border="0" width="170" class=""><tbody class=""><tr class=""><td align="left" class=""><font color="#1d5a7d" face="omneslight" style="font-size: 15px;" class="">[Office]</font></td><td align="right" class=""><font color="#1d5a7d" face="omneslight" style="font-size: 15px;" class="">239.593.7900</font></td></tr><tr class=""><td align="left" class=""><font color="#1d5a7d" face="omneslight" style="font-size: 15px;" class="">[Fax]</font></td><td align="right" class=""><font color="#1d5a7d" face="omneslight" style="font-size: 15px;" class="">239.593.7909</font></td></tr><tr class=""><td colspan="2" class=""><a href="http://www.lindsayallenlaw.com/" target="_blank" class=""><font color="#1d5a7d" face="omneslight" style="font-size: 15px;" class="">www.lindsayallenlaw.com</font></a></td></tr></tbody></table><table cellpadding="0" cellspacing="5" border="0" width="214" class=""><tbody class=""><tr class=""><td style="border-top-style: solid; border-top-width: 1px; border-top-color: rgb(157, 182, 211); padding-top: 5px;" class=""><font color="#1d5a7d" face="omneslight" style="font-size: 15px;" class="">13180 Livingston Road, </font><font color="#1d5a7d" face="omneslight" class=""><span style="font-size: 15px;" class="">Ste. 206</span></font></td></tr><tr class=""><td class=""><font color="#1d5a7d" face="omneslight" style="font-size: 15px;" class="">Naples, FL 34109</font></td></tr></tbody></table><table cellpadding="0" cellspacing="5" border="0" width="214" class=""><tbody class=""><tr class=""><td style="border-top-style: solid; border-top-width: 1px; border-top-color: rgb(157, 182, 211); padding-top: 5px;" class=""><a href="http://www.lindsayallenlaw.com/" target="_blank" class=""><img src="http://lindsayallenlaw.com/wp-content/uploads/2015/04/LindsayAllenLaw0150421-2.png" width="204" height="52" alt="" title="" class=""></a></td></tr></tbody></table><div class=""><br class=""></div></td></tr></tbody></table></div></div></div></div></div></div></div>
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<br class=""><div><blockquote type="cite" class=""><div class="">On Jul 25, 2016, at 5:16 PM, Leonard Cabral <<a href="mailto:LensLaw@lenslaw.com" class="">LensLaw@Lenslaw.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-caps: normal; font-weight: normal; letter-spacing: 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 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 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=""><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="">Also I was surprised that the definition of theft only requires someone to<span class="Apple-converted-space"> </span><b class=""><u class="">temporarily</u></b><span class="Apple-converted-space"> </span>deprive the use of their property. <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=""><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><i class="">Florida Statute</i><span class="Apple-converted-space"> </span>§812.0145(1)(c)1<span class="Apple-converted-space"> </span><span style="color: navy;" class="">(1),<span class="Apple-converted-space"> </span></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: 11pt; font-family: Calibri, sans-serif;" class=""><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=""><o:p class=""> </o:p></span></div><div class=""><div style="border-style: solid none none; border-top-color: rgb(225, 225, 225); border-top-width: 1pt; padding: 3pt 0in 0in;" 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: Calibri, sans-serif;" class="">From:</span></b><span style="font-size: 11pt; font-family: Calibri, sans-serif;" class=""><span class="Apple-converted-space"> </span><a href="mailto:landten-bounces@lists.flabarrpptl.org" style="color: purple; text-decoration: underline;" class="">landten-bounces@lists.flabarrpptl.org</a><span class="Apple-converted-space"> </span>[<a href="mailto:landten-bounces@lists.flabarrpptl.org" style="color: purple; text-decoration: underline;" class="">mailto:landten-bounces@lists.flabarrpptl.org</a>]<span class="Apple-converted-space"> </span><b class="">On Behalf Of<span class="Apple-converted-space"> </span></b>Joseph S. Hughes, Esq.<br class=""><b class="">Sent:</b><span class="Apple-converted-space"> </span>Monday, July 25, 2016 4:28 PM<br class=""><b class="">To:</b><span class="Apple-converted-space"> </span>RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org" style="color: purple; text-decoration: underline;" class="">landten@lists.flabarrpptl.org</a>><br class=""><b class="">Subject:</b><span class="Apple-converted-space"> </span>Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?<o:p class=""></o:p></span></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><p style="margin-right: 0in; margin-left: 0in; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">Yes.<o:p class=""></o:p></span></p><p style="margin-right: 0in; margin-left: 0in; font-size: 12pt; font-family: 'Times New Roman', serif; text-align: justify;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">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 class=""></o:p></span></p><p style="margin-right: 0in; margin-left: 0in; font-size: 12pt; font-family: 'Times New Roman', serif; text-align: justify;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">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 class=""></o:p></span></p><p style="margin-right: 0in; margin-left: 0in; font-size: 12pt; font-family: 'Times New Roman', serif; text-align: justify;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">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 class=""></o:p></span></p><p style="margin-right: 0in; margin-left: 0in; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">Just my two cents.<o:p class=""></o:p></span></p><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">---<o:p class=""></o:p></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: 10pt; font-family: 'Courier New';" class="">Joseph S. Hughes, Esq.<br class="">The Law Office of Joseph Hughes P.A.<br class="">515 E. Las Olas Blvd. Ste 120<br class="">Fort Lauderdale, FL 33301<br class="">Cell: (413) 687-2093<br class="">Office: (954)256-5125<br class="">Fax: (954) 256-5126<br class=""><a href="http://www.joehugheslaw.com/" target="_blank" style="color: purple; text-decoration: underline;" class="">http://www.joehugheslaw.com</a><br class=""><br class="">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 class=""></o:p></span></div></div></div><p style="margin-right: 0in; margin-left: 0in; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> <o:p class=""></o:p></span></p><p style="margin-right: 0in; margin-left: 0in; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">On 2016-07-25 15:31, Alberto Cardet wrote:<o:p class=""></o:p></span></p><blockquote style="border-style: none none none solid; border-left-color: rgb(16, 16, 255); border-left-width: 1.5pt; padding: 0in 0in 0in 5pt; margin-left: 0in; margin-right: 0in;" class=""><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: 10pt; font-family: Verdana, sans-serif;" class="">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 class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> <o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">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 class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> <o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">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 class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> <o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">Even if a violation of 83.49(1) exists, is anyone aware of any damages that may be claimed by a tenant? <o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> <o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">Thank you<o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> <o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">Albert<o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> <o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""> <o:p class=""></o:p></span></div></div><div class=""><div class=""><div class=""><div class=""><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: 10pt; font-family: Verdana, sans-serif;" class="">Cardet Law, P.A.<o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">1330 Coral Way #301<o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">Miami FL 33145<o:p class=""></o:p></span></div></div><div class=""><div style="margin: 0in 0in 0.0001pt; font-size: 12pt; font-family: 'Times New Roman', serif;" class=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class="">305-403-7783<o:p class=""></o:p></span></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=""><span style="font-size: 10pt; font-family: Verdana, sans-serif;" class=""><o:p class=""> </o:p></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: 10pt; font-family: 'Courier New';" 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" style="color: purple; text-decoration: underline;" class="">http://mailman.fsr.com/mailman/listinfo/landten</a><o:p class=""></o:p></span></div></div></blockquote></div><span style="font-family: Helvetica; font-size: 12px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: 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; float: none; display: inline !important;" class="">_______________________________________________</span><br style="font-family: Helvetica; font-size: 12px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: 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;" class=""><span style="font-family: Helvetica; font-size: 12px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: 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; float: none; display: inline !important;" class="">landten mailing list</span><br style="font-family: Helvetica; font-size: 12px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: 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;" class=""><a href="mailto:landten@lists.flabarrpptl.org" style="color: purple; text-decoration: underline; font-family: Helvetica; font-size: 12px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: 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;" class="">landten@lists.flabarrpptl.org</a><br style="font-family: Helvetica; font-size: 12px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: 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;" class=""><a href="http://mailman.fsr.com/mailman/listinfo/landten" style="color: purple; text-decoration: underline; font-family: Helvetica; font-size: 12px; font-style: normal; font-variant-caps: normal; font-weight: normal; letter-spacing: 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;" class="">http://mailman.fsr.com/mailman/listinfo/landten</a></div></blockquote></div><br class=""></body></html>
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