<html><body><span style="font-family:Times New Roman; color:#000; font-size:12pt;"><div>Hey Mike,</div><div><br></div><div>Thanks for forwarding this one to me. I hadn't seen this case before. Personally I believe there should be mechanism to serve notices by email considering that's about the only way people communicate nowadays. I'm always reluctant to advise a client it is valid since the statute has not clarified. I like how the opinion notes that Black's Law Dictionary defines "mail" to include "email." Seems like it might be time for a statutory clarification. </div><div><br></div><div>Hope all else is well, talk to you soon.<br></div><div><br></div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><span style="color: #000000;">Cary</span></span></span></div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><strong>Cary P. Sabol, Esq. J.D. (2001), LLM (2009)</strong></span></span></div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><strong>Law Offices of Cary P. Sabol </strong></span></span></div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><strong>P.O. Box 15981 | West Palm Beach | Florida | 33416 </strong></span></span></div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><strong>Office: (561) 413-4449</strong></span></span></div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><strong>Cell: (561) 281-2744</strong></span></span></div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><strong>Fax: (888) 316-2881</strong></span></span></div><div> </div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><span style="font-size: 10pt;"><strong><span style="color: #ff0000;"><span style="text-decoration: underline;">THIS COMMUNICATION MAY BE AN ATTEMPT TO COLLECT A DEBT AS DEFINED BY FLORIDA AND FEDERAL LAW AND ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. THIS IS A COMMUNICATION FROM A DEBT COLLECTOR.</span></span></strong></span></span></span></div><div><span style="font-family: times new roman,times;"><span style="color: #0000ff;"><strong><span style="color: #999999;">__________________________________________________________________________________________________________________</span></strong></span></span></div><div><span style="font-family: times new roman,times;"><span style="font-size: 8pt;"><span style="color: #000000;"><span style="color: #0000ff;"><span style="text-decoration: underline;">IRS Circular 230 Notice</span>: Pursuant to recently enacted U.S. Treasury Department Regulations, we are now required to advise you that, unless otherwise expressly indicated, any federal tax advice expressed above was neither written nor intended by the sender or this firm to be used and cannot be used by any taxpayer for the purpose of avoiding penalties that may be imposed under U.S. tax law. If any person uses or refers to any such tax advice in promoting, marketing or recommending a partnership or other entity, investment plan or arrangement to any taxpayer, then the advice should be considered to have been written to support the promotion or marketing by a person other than the sender or this firm of that transaction or matter, and such taxpayer should seek advice based on the taxpayer's particular circumstances from an independent tax advisor. </span></span></span></span></div><div><span style="font-family: times new roman,times;"><span style="font-size: 8pt;"><span style="color: #000000;"><span style="color: #0000ff;"><br></span></span></span></span></div><div><span style="font-family: times new roman,times;"><span style="color: #000000;"><span style="font-size: 8pt;"><span style="color: #0000ff;"><span style="text-decoration: underline;">Confidentiality Notice</span>: This electronic mail transmission is intended for the use of the individual or entity to which it is addressed and may contain confidential information belonging to the sender which is protected by the attorney-client privilege. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or the taking of any action in reliance on the contents of this information is strictly prohibited. If you have received this transmission in error, please notify the sender immediately by e-mail and delete the original message. Thank you for your cooperation.</span></span><strong> </strong></span></span></div><div><br><br></div>
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-------- Original Message --------<br>
Subject: Re: [RPPTL LandTen] E-mail Notice<br>
From: Mike Davis <<a href="mailto:mike@mgfdlaw.com">mike@mgfdlaw.com</a>><br>
Date: Mon, March 13, 2017 4:25 pm<br>
To: RPPTL Landlord Tenant Committee <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><br>
<br>
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</style> <div class="WordSection1"> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">Cary<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">Is this the case you reference? If so, the dissent is pretty persuasive and I go with the dissent.<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><a href="http://www.floridalawweekly.com/flwonline/?page=showfile&fromsearch=1&file=../supfiles/issues/vol14/701a.htm&query=%2214+Fla.+L.+Weekly+Supp.+701a%22&altdoc=true&fromeh=true" target="_blank"><span style="color:purple">PHILLIP R. HARARI, Appellant, vs. JULES P. WHITFORD, Appellee. Circuit Court,15th Judicial Circuit (Appellate) in and for Palm Beach County.</span></a><o:p></o:p></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:11.0pt">Landlord-tenant -- Eviction -- Notice -- E-mail constitutes mailing sufficient to satisfy statutory requirement of mailing written notice whenever contract or course of dealing between parties estab...<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:9.0pt">Citation: <b>14 Fla. L. Weekly Supp. 701a</b><o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">Michael Geo. F. Davis<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">Attorney at Law<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">The MGFD Law Firm PA<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">Countryside Colonial Center<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">2753 SR 580, Suite 209<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">Clearwater, FL 33761-3351<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">P 727-726-1900<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">F 727-726-7440<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D"><a href="mailto:mike@mgfdlaw.com">mike@mgfdlaw.com</a><o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D">Primary Eservice: <a href="mailto:eservice@mgfdlaw.com">eservice@mgfdlaw.com</a><o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.0pt;color:#1F497D;text-transform:uppercase"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;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 PROHIBITED. </span><span style="font-size:10.0pt;color:#1F497D;text-transform:uppercase">This e-mail and its attachments are confidential and intended to be protected by the attorney-client privilege and/or work product doctrine. Any use inconsistent with these protections, including unauthorized forwarding to third parties, is strictly prohibited.</span><span style="font-size:10.0pt;color:#1F497D;text-transform:uppercase"><o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:#1F497D"><o:p> </o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><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>Hegel Laurent<br> <b>Sent:</b> Tuesday, January 17, 2017 5:11 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] E-mail Notice<o:p></o:p></span></div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div> <div> <div class="MsoNormal" style="font-size:12pt;"> Generally, I agree with Attorney Sabol, however, under the specific facts presented by Attorney Caruso, a paying-Client <i>should</i> be satisfied if you argued that under the facts presented the form of service, <i>sans other defects</i>, should become a non-issue for the following two (2) narrowly-tailored reasons: <o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;">[1] first, under what caselaw seems to indicate is ironclad Florida law, the doctrine of waiver (and related/derivative theories) will cut against any such objection to service because <u>both</u> parties <u>explicitly</u> acted in conjunction with this form of service under the <u>instantaneously applicable</u> situation (generally meaning there was no later <i>mutual </i>deviation from the situation e.g., rent was paid by tenant for another month and landlord (as they are prone to do) accepts it);<o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;">[2] second and, more importantly, the parties <u>clearly</u> agreed in writing, though via email, on a <u>termination date</u>. There is a juggernaut argument that says that this <u>is</u> a lease agreement and when the expiration date came there was no need for any further action for the lease to terminate provided nothing else happened (see rental payment scenario infra). See F.S. 83.43 (7) (Definitions: rental agreement); F.S. 83.46 (2) (duration of tenancies).<o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"> Other than that, I really don't know what to tell ya.<o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;margin-bottom:12.0pt"><o:p> </o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;">Hegel Laurent, ESQ.<br> Laurent Law Office, P.L.<br> One Biscayne Place<br> 11098 Biscayne Blvd., Ste. 401<br> Miami, FL 33161<br> Ph: <a href="tel:(786)%20453-7198" target="_blank">786. 453. 7198</a> // F: <a href="tel:(786)%20233-6169" target="_blank"> 786.233.6169</a><o:p></o:p></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><o:p> </o:p></div> <div> <div class="MsoNormal" style="font-size:12pt;">On Jan 17, 2017 4:01 PM, "Cary P. Sabol, Esq." <<a href="mailto:csabol@sabollaw.com" target="_blank">csabol@sabollaw.com</a>> wrote:<o:p></o:p></div> <blockquote style="border:none;border-left:solid #CCCCCC 1.0pt;padding:0in 0in 0in 6.0pt;margin-left:4.8pt;margin-right:0in"> <div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black">Based on my reading and understanding of the statute and experience in court, email not would not be sufficient. I've always been under the belief that that type of notice must be either hand delivery or by certified mail.<o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black"> <o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black">I would love to hear if anyone has knowledge or authority otherwise as this question comes up all the time nowadays.<o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black">Cary<o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><strong><span style="color:blue">Cary P. Sabol, Esq. J.D. (2001), LLM (2009)</span></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><strong><span style="color:blue">Law Offices of Cary P. Sabol </span></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><strong><span style="color:blue">P.O. Box 15981 | West Palm Beach | Florida | 33416 </span></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><strong><span style="color:blue">Office: <a href="tel:(561)%20413-4449" target="_blank">(561) 413-4449</a></span></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><strong><span style="color:blue">Cell: <a href="tel:(561)%20281-2744" target="_blank"> (561) 281-2744</a></span></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><strong><span style="color:blue">Fax: <a href="tel:(888)%20316-2881" target="_blank"> (888) 316-2881</a></span></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black"> <o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black"> <o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.0pt;color:white">.</span><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><strong><u><span style="font-size:10.0pt;color:red">THIS IS AN ATTEMPT TO COLLECT A DEBT AND ANY INFORMATION OBTAINED WILL BE USED FOR THAT PURPOSE. THIS IS A COMMUNICATION FROM A DEBT COLLECTOR.</span></u></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><strong><span style="color:#999999">__________________________________________________________________________________________________________________</span></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><u><span style="font-size:8.0pt;color:blue">IRS Circular 230 Notice</span></u><span style="font-size:8.0pt;color:blue">: Pursuant to recently enacted U.S. Treasury Department Regulations, we are now required to advise you that, unless otherwise expressly indicated, any federal tax advice expressed above was neither written nor intended by the sender or this firm to be used and cannot be used by any taxpayer for the purpose of avoiding penalties that may be imposed under U.S. tax law. If any person uses or refers to any such tax advice in promoting, marketing or recommending a partnership or other entity, investment plan or arrangement to any taxpayer, then the advice should be considered to have been written to support the promotion or marketing by a person other than the sender or this firm of that transaction or matter, and such taxpayer should seek advice based on the taxpayer's particular circumstances from an independent tax advisor. </span><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black"><o:p> </o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><u><span style="font-size:8.0pt;color:blue">Confidentiality Notice</span></u><span style="font-size:8.0pt;color:blue">: This electronic mail transmission is intended for the use of the individual or entity to which it is addressed and may contain confidential information belonging to the sender which is protected by the attorney-client privilege. If you are not the intended recipient, you are hereby notified that any disclosure, copying, distribution, or the taking of any action in reliance on the contents of this information is strictly prohibited. If you have received this transmission in error, please notify the sender immediately by e-mail and delete the original message. Thank you for your cooperation.</span><strong><span style="color:black"> </span></strong><span style="color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black"> <o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="color:black"> <o:p></o:p></span></div> </div> <blockquote style="border:none;border-left:solid blue 1.5pt;padding:0in 0in 0in 6.0pt;margin-left:6.0pt;margin-top:5.0pt;margin-bottom:5.0pt" id="m_-3037066406759783681m_-5450758075737677939replyBlockquote"> <div id="m_-3037066406759783681m_-5450758075737677939wmQuoteWrapper"> <div> <div class="MsoNormal" style="font-size:12pt;margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:black">-------- Original Message --------<br> Subject: [RPPTL LandTen] E-mail Notice<br> From: "Daniel S. Carusi, Esq." <<a href="mailto:dcarusi@carusilaw.com" target="_blank">dcarusi@carusilaw.com</a>><br> Date: Tue, January 17, 2017 3:46 pm<br> To: "<a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a>" <<a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a>><o:p></o:p></span></div> <div> <div class="MsoNormal" style="font-size:12pt;margin-bottom:12.0pt"><span style="font-size:10.0pt;font-family:"Tahoma",sans-serif;color:black">Would like to get feedback on whether you believe e-mail notice to terminate a month to month residential tenancy is sufficient. Facts are straightforward. Standard FAR Residential lease. Notice provision for both landlord and tenant gives physical addresses. Landlord and tenant's emails are listed on lease. Most prior communications between L&T are via e-mail. Tenant gives notice to landlord via e-mail that they are terminating and leaving at end of next monthly period. Landlord says OK. Then shortly before tenant is to vacate, tenant sends e-mail stating they are not leaving. I found one Florida Laws Supplement case from 2007 that held the e-mail notice was sufficient under the same statute. Anybody litigate this issue before?<o:p></o:p></span></div> <div> <div class="MsoNormal" style="font-size:12pt;"><u><span style="font-family:"Tahoma",sans-serif;color:#1F497D">DO NOT SEND NOTICES, MOTIONS OR PLEADINGS TO THE SENDER’S E-MAIL ADDRESS. DOING SO DOES NOT CONSTITUTE LEGAL NOTICE AS REQUIRED BY THE RULES OF COURT. ALL SUCH NOTICES, PLEADINGS OR MOTIONS MUST BE SENT TO SERVICE<a href="mailto:PLEADINGS@VOVALAW.COM" target="_blank"><span style="color:#1F497D">PLEADINGS@CARUSILAW.COM</span></a><b>.</b></span></u><span style="font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-family:"Tahoma",sans-serif;color:#1F497D"> </span><span style="font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><span style="font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> </span><span style="font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">Daniel S. Carusi, Esq.</span><span style="font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">Daniel S. Carusi. P.A.</span><span style="font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">517 SW 1 Avenue</span><span style="font-family:"Tahoma",sans-serif;color:black"><o:p></o:p></span></div> </div> <div> <div class="MsoNormal" style="font-size:12pt;"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">Ft. 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