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<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="color:#1F497D"><span style="mso-list:Ignore">1.<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="color:#1F497D">My fellow attorneys in our Firm point out to me that my statement “</span>As a matter of contract law once you have it fully executed and delivered, a contract is binding. Where most landlords slip-up
is "delivery". If the landlord doesn't deliver a signed copy of the lease, than it is not binding until delivery.”
<span style="color:#1F497D">was too specific and they are correct. It’s should be the offer of the tenant to lease by signing the lease is accepted and the acceptance communicated to the offeree/tenant. I assumed that in the L/T setting the usual method of
the landlord communicating acceptance was to sign the lease and deliver a copy to the tenant.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoListParagraph" style="text-indent:-.25in;mso-list:l0 level1 lfo1"><![if !supportLists]><span style="color:#1F497D"><span style="mso-list:Ignore">2.<span style="font:7.0pt "Times New Roman"">
</span></span></span><![endif]><span style="color:#1F497D">I’m not an expert on the elements of anticipatory breach but I believe the landlord would have to show a clear and irrevocable repudiation of the lease by the tenant and its accompanying refusal to
occupy. I agree that the best way to show breach isn’t by using anticipatory breach, but by waiting until the tenant’s move in day and the refusal to take possession or pay rent. But playing the devil’s advocate can’t the tenants, who gave a clear and irrevocable
written repudiation, than argue that the landlord’s damages should be limited as the landlord waited to mitigate his damages.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Michael Geo. F. Davis<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Attorney at Law<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">The MGFD Law Firm PA<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Countryside Colonial Center<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">2753 SR 580, Suite 209<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Clearwater, FL 33761-3351<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">P 727-726-1900<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">F 727-726-7440<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">mike@mgfdlaw.com<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:#1F497D">Primary Eservice: eservice@mgfdlaw.com<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;color:#1F497D;text-transform:uppercase"><o:p> </o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-size:10.0pt;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
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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""> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org]
<b>On Behalf Of </b>Sebastian Jaramillo<br>
<b>Sent:</b> Friday, January 06, 2017 10:29 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Occupancy requirement<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal">Just to play devil's advocate, but if Landlord doesn't deliver possession of the premises, then the defense of lack of occupancy would be a legitimate defense. <o:p></o:p></p>
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<p><o:p> </o:p></p>
<p><b><span style="color:black">Sebastian Jaramillo, Esq.</span></b><o:p></o:p></p>
<p><span style="color:black">Florida Board Certified in Real Estate Law</span><o:p></o:p></p>
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<p class="MsoNormal">On Fri, Jan 6, 2017 at 10:16 AM, Mike Davis <<a href="mailto:mike@mgfdlaw.com" target="_blank">mike@mgfdlaw.com</a>> wrote:<o:p></o:p></p>
<p class="MsoNormal">I agree with Harry. A lease is a contract and the L/T relationship is irrelevant. As a matter of contract law once you have it fully executed and delivered, a contract is binding. Where most landlords slip-up is "delivery". If the landlord
doesn't deliver a signed copy of the lease, than it is not binding until delivery. A tenant withdrawal before delivery presents a problem that isn't relevant to your situation if the landlord delivered.<br>
<br>
The tenant's refusal to honor the lease (contract) is an anticipatory breach and contract/damages law on anticipatory breaches applies. The issue is damages and the landlord's duty to mitigate damages. In this up market the rental may be able to be re-rented
before the scheduled move-in or shortly thereafter, leading to no or minimal damages. Commissions, admin expense, rent for time between move-in date and new tenant's move-in date, etc. may be the only damages.<br>
<br>
Michael Geo. F. Davis<br>
Attorney at Law<br>
The MGFD Law Firm PA<br>
Countryside Colonial Center<br>
2753 SR 580, Suite 209<br>
Clearwater, FL 33761-3351<br>
P <a href="tel:727-726-1900">727-726-1900</a><br>
F <a href="tel:727-726-7440">727-726-7440</a><br>
<a href="mailto:mike@mgfdlaw.com">mike@mgfdlaw.com</a><br>
Primary Eservice: <a href="mailto:eservice@mgfdlaw.com">eservice@mgfdlaw.com</a><br>
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-----Original Message-----<br>
From: <a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a> [mailto:<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a>] On Behalf Of Harry Heist<br>
Sent: Friday, January 06, 2017 9:55 AM<br>
To: 'RPPTL Landlord Tenant Committee'<br>
Subject: Re: [RPPTL LandTen] Occupancy requirement<br>
<br>
Occupancy has no relevance.<br>
<br>
Harry<br>
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-----Original Message-----<br>
From: <a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a><br>
[mailto:<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a>] On Behalf Of Todd Allen<br>
Sent: Thursday, January 05, 2017 9:31 PM<br>
To: <a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a><br>
Subject: [RPPTL LandTen] Occupancy requirement<br>
<br>
Is anyone aware of a requirement that a residential tenant must take occupancy of the property before the lease can be effective? Never encountered this defense before.<br>
<br>
Seems to me that once the lease is signed it's effective, regardless of the tenant taking occupancy.<br>
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