<div dir="ltr">I have to agree, I do not see any of those claims surviving a Motion to Dismiss, and to top it off the tenant would be liable for attorney's fees. <input name="virtru-metadata" type="hidden" value="{"email-policy":{"state":"closed","expirationUnit":"days","disableCopyPaste":false,"disablePrint":false,"disableForwarding":false,"expires":false,"isManaged":false},"attachments":{}}"></div><div class="gmail_extra"><br clear="all"><div><div class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div><div dir="ltr"><div dir="ltr"><p><b><font color="#000000"><br></font></b></p><p><b><font color="#000000">Sebastian Jaramillo, Esq.</font></b><br></p><p><b><font color="#000000"><img src="http://lawjb.com/wp-content/uploads/2014/04/logo-jb.png"><br></font></b></p>
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<br><div class="gmail_quote">On Mon, Jul 25, 2016 at 5:01 PM, Harry Heist <span dir="ltr"><<a href="mailto:harry@evict.com" target="_blank">harry@evict.com</a>></span> wrote:<br><blockquote class="gmail_quote" style="margin:0 0 0 .8ex;border-left:1px #ccc solid;padding-left:1ex"><div lang="EN-US" link="blue" vlink="purple"><div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1f497d">What damages did the person suffer if 100% of the deposit was returned prior to any lawsuit?<u></u><u></u></span></p><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1f497d"><u></u> <u></u></span></p><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1f497d">Harry<u></u><u></u></span></p><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1f497d"><u></u> <u></u></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: <a href="tel:1%20800%20253%208428" value="+18002538428" target="_blank">1 800 253 8428</a><br>FAX: <a href="tel:1%20800%20367%209038" value="+18003679038" target="_blank">1 800 367 9038</a><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/" target="_blank"><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" target="_blank"><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"><u></u><u></u></span></b></p><table border="0" cellpadding="0" align="left" width="100%" style="width:100.0%;margin-left:6.75pt;margin-right:6.75pt;margin-bottom:7.75pt"><tbody><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 border="0" cellspacing="0" cellpadding="0" width="360" style="width:3.75in;border-collapse:collapse;border:none"><tbody><tr><td width="64" valign="top" style="width:48.3pt;padding:0in 5.4pt 0in 5.4pt"><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif""><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870" target="_blank"><span style="font-size:10.0pt;color:#1f497d;text-decoration:none"><img border="0" width="37" height="37" src="cid:image001.png@01D1E696.2C751AD0"></span></a></span><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><u></u><u></u></span></p></td><td width="296" valign="top" style="width:221.7pt;padding:0in 5.4pt 0in 5.4pt"><p class="MsoNormal"><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"><u></u><u></u></span></p></td></tr></tbody></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="line-height:115%"><span style="font-size:10.0pt;line-height:115%;color:#1f497d"><u></u> <u></u></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="line-height:115%"><b><span style="font-family:"Arial","sans-serif";color:#1f497d"><u></u> <u></u></span></b></p></td></tr></tbody></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.<u></u><u></u></span></p><p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1f497d"><u></u> <u></u></span></p></div><p class="MsoNormal"><span style="font-family:"Calibri","sans-serif";color:#1f497d"><u></u> <u></u></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""> <a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a> [mailto:<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a>] <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<br><b>Subject:</b> Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?<u></u><u></u></span></p></div></div><p class="MsoNormal"><u></u> <u></u></p><p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Yes.<u></u><u></u></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.<u></u><u></u></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). <u></u><u></u></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.)<u></u><u></u></span></p><p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Just my two cents.<u></u><u></u></span></p><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">---<u></u><u></u></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: <a href="tel:%28413%29%20687-2093" value="+14136872093" target="_blank">(413) 687-2093</a><br>Office: <a href="tel:%28954%29256-5125" value="+19542565125" target="_blank">(954)256-5125</a><br>Fax: <a href="tel:%28954%29%20256-5126" value="+19542565126" target="_blank">(954) 256-5126</a><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.<u></u><u></u></span></p></div></div><p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""> <u></u><u></u></span></p><p><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">On 2016-07-25 15:31, Alberto Cardet wrote:<u></u><u></u></span></p><blockquote style="border:none;border-left:solid #1010ff 1.5pt;padding:0in 0in 0in 5.0pt;margin-left:0in;margin-right:0in"><div><div><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.<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""> <u></u><u></u></span></p></div><div><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.<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""> <u></u><u></u></span></p></div><div><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.<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""> <u></u><u></u></span></p></div><div><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? <u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""> <u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Thank you<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""> <u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Albert<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""> <u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""> <u></u><u></u></span></p></div><div><div><div><div><div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Cardet Law, P.A.<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">1330 Coral Way #301<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif"">Miami FL 33145<u></u><u></u></span></p></div><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""><a href="tel:305-403-7783" value="+13054037783" target="_blank">305-403-7783</a><u></u><u></u></span></p></div></div></div></div></div></div></div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Verdana","sans-serif""><u></u> <u></u></span></p><div><p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Courier New"">_______________________________________________<br>landten mailing list<br><a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a><br><a href="http://mailman.fsr.com/mailman/listinfo/landten" target="_blank">http://mailman.fsr.com/mailman/listinfo/landten</a><u></u><u></u></span></p></div></blockquote></div></div><br>_______________________________________________<br>
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