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<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">I’ll give you John McMillan’s (landlord atty) and my answer.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">If the tenant delivers a “terminate” notice, the tenant is estopped to deny that the tenancy has terminated at the end of the 7<sup>th</sup> day from the delivery
of the notice if the repairs are not corrected. If the tenant is still there on day # 8, the landlord can sue for eviction.
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">This is I why almost never advise the tenant to use the “terminate” notice. From the tenant perspective, the only scenario in which the tenant would benefit from
giving the “terminate” notice is if the tenant actually wants to terminate (<i>e.g.</i>, with many months remaining on the lease term) and is hoping that the landlord will not take corrective steps within the 7 days.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">= = = = =<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">It’s not so much the nature of the repairs. It’s whether the tenant wants to continue the lease.
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">If your client is a landlord, you should consider the possibility that if your client
<i>receives </i> a 7-day “withhold” notice, the tenant will file a suit to enjoin your client to make the corrective repairs.
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">= = = = =
<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">You haven’t asked, but I have a guage for determining how much to withhold. The examples I use are:<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.5in;mso-list:l0 level1 lfo1">
<![if !supportLists]><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><span style="mso-list:Ignore">(a)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">If the dwelling has two bathrooms and the toilet in one of them won’t flush, the tenant should withhold half of the rent money.<o:p></o:p></span></b></p>
<p class="MsoListParagraph" style="margin-left:.75in"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.5in;mso-list:l0 level1 lfo1">
<![if !supportLists]><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><span style="mso-list:Ignore">(b)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">If the dwelling has three bedrooms and there is a roof leak in only one of them, the tenant should withhold one-third of the rent money.<o:p></o:p></span></b></p>
<p class="MsoListParagraph"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoListParagraph" style="margin-left:.75in;text-indent:-.5in;mso-list:l0 level1 lfo1">
<![if !supportLists]><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><span style="mso-list:Ignore">(c)<span style="font:7.0pt "Times New Roman"">
</span></span></span></b><![endif]><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">If the dwelling has one bathroom and it’s non-functional, or if the leak is in the roof over the living room or dining room, the tenant should withhold
all of the rent money.<o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="margin-left:2.0in"><b><span style="font-size:36.0pt;font-family:"TypoUpright BT";color:#000F2E"> Marty<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#000F2E"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> C. Martin (Marty) Lawyer, III</span></b><b><span style="font-family:"Georgia",serif;color:#000F2E"><o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> Florida Bar # 128095<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> Bay Area Legal Services, Inc.<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> 1302 N. 19<sup>th</sup> St., Suite # 400<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> Tampa, FL 33605-5230<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> (813) 232-1222, Ext.109<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> FAX: 248-9922<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="margin-left:3.0in"><span style="font-size:18.0pt;font-family:"Tango BT";color:#000F2E">“Preserving Independence, Hope and Dignity”</span><b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"><o:p> </o:p></span></b></p>
<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>Alberto Cardet<br>
<b>Sent:</b> Monday, 12 September, 2016 17:41<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] 7- day notice to withhold rent<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Thank you. I assume the nature of the repairs would determine whether to terminate the tenancy or withhold. If the tenant choses to terminate, how long does the tenant have to vacate? .<o:p></o:p></p>
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<o:p></o:p></p>
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<p class="MsoNormal">Cardet Law, P.A.<o:p></o:p></p>
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<p class="MsoNormal">1330 Coral Way #301<o:p></o:p></p>
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<p class="MsoNormal">Miami FL 33145<o:p></o:p></p>
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<p class="MsoNormal">305-403-7783<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">On Mon, Sep 12, 2016 at 5:30 PM, Martin Lawyer <<a href="mailto:mlawyer@bals.org" target="_blank">mlawyer@bals.org</a>> wrote:<o:p></o:p></p>
<blockquote style="border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in">
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<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">Not so. The statutory language supports both of the notices I have attached to this e-mail. My Notice to Withhold contains the statutorily supported statement:</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify">
<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"> </span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;margin-right:2.0in;margin-left:1.0in;text-align:justify">
<b><span style="font-size:14.0pt;font-family:"ZapfHumnst BT",sans-serif">I intend to exercise my legal rights and will withhold further payments of rent to you, and/or sue for injunctive relief in County Court, if reasonable efforts to make the required repairs
are not completed within seven (7) days' time.</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify">
<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"> </span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify">
<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">As a tenant advocate, I must be careful on which notice I advise my clients to use.</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify">
<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"> </span></b><o:p></o:p></p>
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<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E">Please note also that the statute (and my notices) do not tell the landlord
<i>what</i> to do -- such is the landlord’s choice at the landlord’s risk of choosing wrong. My notices simply describe the defect(s) in the premises. The tenant has no right to require the landlord to use a particular method to correct the defect; but
the tenant does have the right to have the defect corrected.</span></b><o:p></o:p></p>
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<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"> </span></b><o:p></o:p></p>
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<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"> </span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:2.0in;text-align:justify">
<b><span style="font-size:36.0pt;font-family:"TypoUpright BT";color:#000F2E"> Marty</span></b><o:p></o:p></p>
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<span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#000F2E"> </span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:3.0in;text-align:justify">
<b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> C. Martin (Marty) Lawyer, III</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:3.0in;text-align:justify">
<b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> Florida Bar # 128095</span></b><o:p></o:p></p>
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<b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> Bay Area Legal Services, Inc.</span></b><o:p></o:p></p>
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<b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> 1302 N. 19<sup>th</sup> St., Suite # 400</span></b><o:p></o:p></p>
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<b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> Tampa, FL 33605-5230</span></b><o:p></o:p></p>
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<b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E">
<a href="tel:%28813%29%C2%A0%20232-1222%2C%20Ext.109" target="_blank">(813) 232-1222, Ext.109</a></span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:3.0in;text-align:justify">
<b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> FAX: 248-9922</span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:3.0in;text-align:justify">
<b><span style="font-size:11.0pt;font-family:"Georgia",serif;color:#000F2E"> </span></b><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;margin-left:3.0in;text-align:justify">
<span style="font-size:18.0pt;font-family:"Tango BT";color:#000F2E">“Preserving Independence, Hope and Dignity”</span><o:p></o:p></p>
<p class="MsoNormal" style="mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;text-align:justify">
<b><span style="font-size:14.0pt;font-family:"Georgia",serif;color:#000F2E"> </span></b><o:p></o:p></p>
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<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" 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>Alberto Cardet<br>
<b>Sent:</b> Monday, 12 September, 2016 17:15<br>
<b>To:</b> RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> [RPPTL LandTen] 7- day notice to withhold rent</span><o:p></o:p></p>
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<b><span style="font-size:14.0pt">Is my understanding correct that when a tenant sends a landlord a "rent withholding letter", that in essence states that unless "X" is fixed within 7 days the tenant will not pay rent, what the tenant has actually done is terminate
their tenancy pursuant to 83.56(1) and the tenant must vacate. It does not give the tenant the right to remain on the property rent free indefinitely.</span></b><o:p></o:p></p>
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<b><span style="font-size:14.0pt"> </span></b><o:p></o:p></p>
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<b><span style="font-size:14.0pt"> </span></b><o:p></o:p></p>
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Cardet Law, P.A.<o:p></o:p></p>
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1330 Coral Way #301<o:p></o:p></p>
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Miami FL 33145<o:p></o:p></p>
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<a href="tel:305-403-7783" target="_blank">305-403-7783</a><o:p></o:p></p>
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