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<p class="MsoNormal"><a name="_MailEndCompose"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I appreciate the importance of this discussion and am impressed by the level of emotional and professional commitment demonstrated by
the participants. The value of this listserv is that it facilitates and encourages discussion among lawyers with diverse experience and opinions. We should strive to focus exclusively on issues rather than on the genesis of a participant’s position. The
listserv can provide the maximum benefit to our members only if it is a safe place for an open and respectful discussion of all opinions. <o:p></o:p></span></a></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Rick<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" style="line-height:15.75pt"><b><span style="font-size:11.5pt;font-family:"Calibri",sans-serif;color:black">Richard Eckhard</span></b><span style="font-size:11.5pt;font-family:"Calibri",sans-serif;color:black"> |
</span><b><span style="font-size:10.5pt;font-family:"Georgia",serif;color:#001A63">Holland & Knight</span></b><span style="font-size:11.5pt;font-family:"Calibri",sans-serif;color:black"><br>
Partner<br>
Holland & Knight LLP<br>
100 North Tampa Street, Suite 4100 | Tampa, FL 33602<br>
Phone 813.227.6417 | Fax 813.229.0134<br>
</span><a href="mailto:rick.eckhard@hklaw.com"><span style="font-size:11.5pt;font-family:"Calibri",sans-serif;color:#002776;text-decoration:none">rick.eckhard@hklaw.com</span></a><span style="font-size:11.5pt;font-family:"Calibri",sans-serif;color:black"> |
</span><a href="http://www.hklaw.com/"><span style="font-size:11.5pt;font-family:"Calibri",sans-serif;color:#002776;text-decoration:none">www.hklaw.com</span></a><span style="font-size:11.5pt;font-family:"Calibri",sans-serif;color:black">
<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:8.5pt;font-family:"Calibri",sans-serif;color:#BBBBBB">________________________________________________<br>
</span><a href="http://www.hklaw.com/vcard.aspx?user=Reckhard"><span style="font-size:8.5pt;font-family:"Calibri",sans-serif;color:#00A9E0;text-decoration:none">Add to address book</span></a><span style="font-size:8.5pt;font-family:"Calibri",sans-serif;color:#999999">
| </span><a href="http://www.hklaw.com/id77/biosReckhard"><span style="font-size:8.5pt;font-family:"Calibri",sans-serif;color:#00A9E0;text-decoration:none">View professional biography</span></a><span style="font-size:8.5pt;font-family:"Calibri",sans-serif;color:#999999">
<br>
<br>
</span><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: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>Harry Heist<br>
<b>Sent:</b> Monday, July 25, 2016 11:08 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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</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">We were told once before by the committee chair to refrain from attacks or discussions back and forth between specific attorneys on this listserv.<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">If this is going to be allowed,
<u>take me off of this listserv</u>. Discussing the names of other attorneys on this listserv and what they know or do not know or what experience they have or do not have is inappropriate, insulting, misinformed and wrong. <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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I doubt our legislators anticipated elderly fixed income landlords using Supreme Court Approved and encouraged forms with no guidance being extorted out of $18,000
on a basic defective notice eviction where an attorney fabricates 30 hours using boilerplate motions and pleadings, gets two attorney buddies to appear at the attorney fee hearing, asks for $450 an hour and then asks for a multiplier.<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Lastly, no one ever advocated removing the attorney’s fees provision from the statute. The statute needs to be revisited and revised as it causes gross public
harm and is currently being abused by some. I respect the attorneys especially from the legal services/aid groups who can successfully resolve a situation by a polite phone call instead of preparing and serving 5 pounds of boilerplate pleadings. Soliciting
deadbeat defendants by direct mail, judge shopping, buying time only for the deadbeat
<u>to never pay a dime</u> is wrong in my opinion.<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">We have lost some common decency in this area of law.<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">In over 150.000 evictions we have handled, our experience with judges throughout Florida is for the judge to ask the Plaintiff or Defendant what “damages” they
suffered.<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>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry Heist<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: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: <a href="http://www.evict.com/">www.evict.com</a> <br>
Email: <a href="mailto:harry@evict.com">harry@evict.com</a></span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p></o:p></span></p>
<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.</span><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"><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">
<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>Leonard Cabral<br>
<b>Sent:</b> Monday, July 25, 2016 8:13 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?<o:p></o:p></span></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">If a business operates without an attorney or the advice of an attorney, then the business owner is asking for the worse outcome possible. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I don’t understand why landlords don’t think they are in business. If they don’t get an attorney to do their leases, notice and evictions than they typically get the same
type of results as someone that does their own divorce. AS they say in the commercial, you can pay me now or you can pay me later. Usually paying me later amounts to more money out of the landlord’s pocket. Harry probably doesn’t see what we see. He has
most if not all his landlord clients trained so he doesn’t see some of the deceitful landlords out there, he mostly sees the ones that he deals with that are in, most case if not all, above board. I bet he hasn’t dealt with a landlord that has so poorly maintained
a rental dwelling to the point that a tenant falls through a kitchen floor because it was so rotted it wouldn’t hold her and the plywood patch didn’t hold. And I bet he would not advise his client to evict just because the tenant wanted to make a claim for
medical bills for her broken leg, which is exactly what happened. And I would guess that Harry would be astounded that that tenant, unlike the landlord, sought legal advice and found a personal injury lawyer that was willing to take her case and astonishingly
the tenant not only got her medical bills paid, she got a lot more as well as her attorney. (I can see the landlord now saying why didn’t I just pay her medical bill or make a claim on my insurance). If the landlord is so old that he or she can’t take care
of the property than they should sell it and live off the proceeds. I can go on with dozens of cases like that. <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">As far as suing when there is no damage, next time you get stopped for running a stop sign see what happens when you tell the cop that no one was injured. Just because the
landlord turns off the water in a self-help eviction and the tenant get the water back on one hour later does that diminish the wrong? Am I a real dirt bag when I not only get the tenant 3 times the rent but a fee with a multiplier? How about that landlord
who took the tenant’s security deposit and wanted a second security deposit to renew the lease only to find out that the landlord had spent it and when someone like me takes that landlord to court to have the judge order the landlord to put her security deposit
back in the bank (by court order) to find out three years later when the tenant vacated that the landlord removed the court ordered security deposit from the bank three months after he was ordered to put it back in the bank. Maybe I was too soft on my fees
the first time because he could now afford to hire Akerman to fight tooth and nail to keep the security deposit. Maybe if I was awarded a contingent fee multiplier the first time the landlord would have thought twice about stealing the tenants security deposit.
I was taught that stealing is stealing and it any better because the person you stole from doesn’t know it. The only way to get landlord’s worried about stealing tenant’s security deposit is by making it costly when he does regardless if he puts it back after
he stole it. Other states have double and triple damages for unfairly holding a security deposit. And some states think that the landlords have such an unfair advantage over tenants that they propose legislation to provide lawyers for tenants at housing
court. (Harry don’t faint). <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">The fact is tenants are underrepresented, the bar has a procedure call contingent fee multiplier to try to even the playing field in underrepresented areas of law by enticing
more lawyers to litigate those cases by offering more money and a few lawyers have attempted to take advantage of that procedure but evidently not enough because tenants continue to be under represented in the courts.
<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">Just my two and a half cents with a 2.0 multiplier.
<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>
<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> Monday, July 25, 2016 6:39 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> Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?<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">Mr. Heist,<o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">That is certainly one way of looking at it. But I respectfully disagree. There is a reason that the majority, if not all, of attorneys on this listserv primarily (if
not almost exclusively) represent landlords. Tenants do not provide recyclable business, more typically cannot afford attorneys, and taking any case on a contingency basis is an extremely risky proposition no matter how solid the case is (especially when there
are no insurance companies involved!). Also, by and large, higher judgments only result when the landlord decides to fight the case to trial. I reject the vast majority of tenant cases that come my way and take them on a contingency, and you better believe
that they are not frivolous when I undertake that risk. <o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Both sides deserve the same level of competent representation, and multipliers incentivize attorneys to take cases that would otherwise result in the tenant being
left unrepresented. And incidentally, multipliers are still very difficult to obtain, but in my view are absolutely warranted. It is in fact far more likely that the tenant's attorney will have his/her fees significantly reduced, even where reasonable time
is expended.<o:p></o:p></span></p>
<p style="text-align:justify"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">With the extent of discourse the legal community is currently having regarding providing greater access to civil justice for our indigent and lower class citizens,
we need to realize that throwing more money and pro bono work at the problem, while helpful, does not solve the issue of underrepresentation, and is merely a bandaid. Private attorneys
<em><span style="font-family:"Verdana",sans-serif">must</span></em> be incentivized to help tenants. Ask yourself: do you take contested landlord cases on a contingency? Why not? How would you manage your overhead while your cases were pending? A bird in the
hand is two in the bush, especially when there are no guarantees that you will even make a recovery at all. <o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Although there are many good landlords out there, you better believe that there are plenty of bad ones as well who maliciously exploit their positions of power. Removing attorney's fees from
the statute would be in complete disregard of Floridians' fundamental right to access to the justice system, and will only serve to widen the deplorable civil justice gap.<o:p></o:p></span></p>
<p><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>
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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 17:38, Harry Heist wrote:<o:p></o:p></span></p>
<blockquote style="border:none;border-left:solid #1010FF 1.5pt;padding:0in 0in 0in 5.0pt;margin-left:0in;margin-top:5.0pt;margin-right:0in;margin-bottom:5.0pt">
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif;color:#1F497D">When I see attorneys filing cases solely for the purposes of getting an attorney's fee award when their
client was not damaged in any way shape or form, it makes me ashamed to be an attorney.</span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Someday I would like to see the attorney's fee provision revisited in landlord/tenant law. A number
of attorneys are making their living off of awards exceeding $10,000 against small, sometimes elderly landlords who file pro se eviction cases with minor defects using Supreme Court approved forms. Often multipliers are awarded. If the Bar is going to encourage
pro se filings "to make access to the courts affordable and easier to the pro se filer" there should be some duty on the courts to give some guidance to the pro se filer. I was speaking with a judge in a smaller county and told him about the multipliers that
were being awarded in some counties. He was astounded and thought that was absurd. I agree.
</span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry</span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><strong><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif">From:</span></strong><span style="font-size:10.0pt;font-family:"Tahoma",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>]
<strong><span style="font-family:"Tahoma",sans-serif">On Behalf Of </span></strong>Todd Allen<br>
<strong><span style="font-family:"Tahoma",sans-serif">Sent:</span></strong> Monday, July 25, 2016 5:22 PM<br>
<strong><span style="font-family:"Tahoma",sans-serif">To:</span></strong> RPPTL Landlord Tenant Committee<br>
<strong><span style="font-family:"Tahoma",sans-serif">Subject:</span></strong> Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?</span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">I generally do not file 57.105 motions, but I can't imagine there being a better case.<o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:14.5pt;font-family:omneslight;color:#1D5A7D">Todd B. Allen, Esq.</span><span style="font-size:14.5pt;font-family:omneslight;color:#9DB6D3"> | Attorney</span><o:p></o:p></p>
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<span style="font-size:11.5pt;font-family:omneslight;color:#1D5A7D">239.593.7900</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.5pt;font-family:omneslight;color:#1D5A7D">13180 Livingston Road, Ste. 206</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.5pt;font-family:omneslight;color:#1D5A7D">Naples, FL 34109</span><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><a href="http://www.lindsayallenlaw.com/"><span style="text-decoration:none"><img border="0" width="204" height="52" id="_x0000_i1026" src="http://lindsayallenlaw.com/wp-content/uploads/2015/04/LindsayAllenLaw0150421-2.png"></span></a><o:p></o:p></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">On Jul 25, 2016, at 5:16 PM, Leonard Cabral <<a href="mailto:LensLaw@lenslaw.com">LensLaw@Lenslaw.com</a>> wrote:<o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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). </span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Also I was surprised that the definition of theft only requires someone to<span class="apple-converted-space"> </span><strong><u><span style="font-family:"Calibri",sans-serif">temporarily</span></u></strong><span class="apple-converted-space"> </span>deprive
the use of their property. </span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><em><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Florida Statute</span></em><span class="apple-converted-space"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> </span></span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">§812.0145(1)(c)1<span class="apple-converted-space"> </span><span style="color:navy">(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.<o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><strong><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">From:</span></strong><span class="apple-converted-space"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span></span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style="color:purple">landten-bounces@lists.flabarrpptl.org</span></a><span class="apple-converted-space"> </span>[<a href="mailto:landten-bounces@lists.flabarrpptl.org"><span style="color:purple">mailto:landten-bounces@lists.flabarrpptl.org</span></a>]<span class="apple-converted-space"> </span><strong><span style="font-family:"Calibri",sans-serif">On
Behalf Of</span></strong><span class="apple-converted-space"><b> </b></span>Joseph S. Hughes, Esq.<br>
<strong><span style="font-family:"Calibri",sans-serif">Sent:</span></strong><span class="apple-converted-space"> </span>Monday, July 25, 2016 4:28 PM<br>
<strong><span style="font-family:"Calibri",sans-serif">To:</span></strong><span class="apple-converted-space"> </span>RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org"><span style="color:purple">landten@lists.flabarrpptl.org</span></a>><br>
<strong><span style="font-family:"Calibri",sans-serif">Subject:</span></strong><span class="apple-converted-space"> </span>Re: [RPPTL LandTen] Damages for alleged violation of 83.49(1)?</span><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"><o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif">Yes.<o:p></o:p></span></p>
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<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>
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<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 class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;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 class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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/"><span style="color:purple">http://www.joehugheslaw.com</span></a><br>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><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" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif"> <o:p></o:p></span></p>
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