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</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Check this case out. Not 100% on point but close.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>There was an Orlando client of mine who had the opposite ruling by a judge. The agent was scared to give the deposit to the owner after she was fired. She held it in escrow. The owner sued the agent. The Judge held that the agent should have given it to the owner. We were not involved in the case, but were told that this was the outcome.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'>Harry<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><b><span style='color:black'>Landlord-tenant -- Return of <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> -- Action by former tenants against landlord's former rental agent for return of <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> that agent transferred to landlords when agent unilaterally terminated agency relationship due to its inability to contact landlords or gain access to inspect property -- Statutory provision requiring transfer of any <span style='background:yellow'>security</span> deposits or advance rents to new agent upon change in rental agent does not relieve rental agent from liability to former tenants for <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> where there was no change in agents as contemplated by statute -- Since <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> belonged to former tenants until such time as landlords made claim against it, agent should have retained <span style='background:yellow'>deposit</span> and returned it to former tenants when time for making claim against <span style='background:yellow'>deposit</span> expired -- No merit to argument that trial court should have dismissed action due to former tenants' failure to join landlords as indispensable parties</span></b><span style='color:black'><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>STRESS FREE PROPERTY MGMT, INC., Appellant, vs. CHUCK JONES and ROBERTA JONES, Appellees. Circuit Court, 13th Judicial Circuit (Appellate) in and for Hillsborough County. Case No. 14-CA-6343, Division X. L.T. Case No. 14-CC-102. March 19, 2015. On review of a final judgment of the County Court for Hillsborough County. Honorable Gaston <span style='background:yellow'>Fernandez</span>, County Court Judge. Counsel: Patrick M. Singer, for Appellant. George C. Bedell, III, Tampa, for Appellee.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>(FOSTER, Judge.) Stress Free Property Management (Stress Free) asks this Court to review a judgment awarding damages to Chuck and Roberta Jones (the Joneses) for Stress Free's alleged mishandling of the Joneses' rental <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span>. At the expiration of the lease, Stress Free sent the <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> to its principal, the landlords,<b><sup><a href="http://www.floridalawweekly.com/flwonline/?altdoc=true&page=showfile&file=../supfiles/issues/vol22/1006a.htm#fn18"><span style='color:black'>1</span></a></sup></b> despite the fact that there was no claim against it, rather than returning it to the Joneses. Stress Free first contends that the case should have been dismissed for the Joneses' failure to join an indispensable party. Stress Free also maintains that the trial court failed to apply the correct law, specifically §83.49(7), Florida Statutes, to the dispute. Section 83.49(7), Fla. Stat. sets forth requirements for handling <span style='background:yellow'>security</span> deposits in the event a new owner or new property manager takes over during the term of a lease. Stress Free suggests that having abided by the foregoing statute's terms, it was relieved of further obligation to the Joneses under §83.47(3), Fla. Stat. We disagree that §83.49(7), Fla. Stat. is applicable because there was no new owner and no new agent to receive the <span style='background:yellow'>deposit</span>. With regard to the claim that the case should have been dismissed for failing to join an indispensable party, on the authority of <i>W.R. Cooper, Inc. v. City of Miami Beach, </i>512 So. 2d 325 (Fla. 3d DCA 1987), we conclude that the property owners were not indispensable parties to the proceedings. Accordingly, we affirm the judgment below.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>Because the question presented involves only questions of law, our review is <i>de novo. <a href="http://www.floridalawweekly.com/flwonline/?altdoc=true&page=showfile&file=../files/issues/vol39/dca/1353a.htm"><span style='color:black'>Collier County v. Hussey</span></a>, </i>147 So. 3d 35 (Fla. 2d DCA 2014) [39 Fla. L. Weekly D1353a].<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>The facts are not disputed. Chuck and Roberta Jones entered into a residential lease with the McConnells (the homeowners) through their agent, Stress Free Property Management, Inc. The Joneses never met the McConnells. The lease ran from February, 2012 through Jan. 31, 2013. On Dec. 31, 2012, the Joneses, in accordance with the terms of their lease, communicated their intent not to renew the lease. There is no dispute that this was correctly done. On or before Jan. 31, 2013, the Joneses returned the key to Stress Free and made their first written request for the return of their <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span>. Stress Free was made several attempts to conduct an inspection between Feb. 5-8, 2013, but was unable to gain access to the property because of <span style='background:yellow'>security</span> measures in place at the subdivision. Moreover, the McConnells failed to respond Stress Free's repeated requests for access to the property.<b><sup><a href="http://www.floridalawweekly.com/flwonline/?altdoc=true&page=showfile&file=../supfiles/issues/vol22/1006a.htm#fn19"><span style='color:black'>2</span></a></sup></b> On Feb. 8, 2013, more than a week after the lease ended, Stress Free terminated its contract with the McConnells, returning the keys and the entire <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> to them on Feb. 14, 2013. In so doing, Stress Free notified the McConnells of their obligations to the Joneses with regard to the <span style='background:yellow'>deposit</span>. Despite never having made a claim on the <span style='background:yellow'>deposit</span>, the McConnells cashed the check on April 1, 2013.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>The Joneses inquired a second time about their <span style='background:yellow'>deposit</span> around March 25, 2013, long after it was due to be returned to them in the absence of a claim against it. <i>See </i>§83.49(3)(a), Fla. Stat. In response, Stress Free told the Joneses that Stress Free no longer had a contract with the McConnells and that the McConnells had their <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span>. Stress Free gave the Joneses the McConnells' phone number and told the Joneses to contact them. Not surprisingly, the Joneses were unsuccessful in reaching the McConnells. As it happens, the property was in foreclosure beginning in Jan. 2010, before the lease was ever entered into. A consent judgment in foreclosure was entered April 5, 2013. The Joneses filed the underlying lawsuit against Stress Free on Dec. 27, 2013. After an evidentiary hearing, the trial court entered judgment for the entire <span style='background:yellow'>deposit</span>, plus attorney's fees and costs, to the Joneses. Stress Free filed this timely appeal.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>This appeal involves the relationship between §§83.49(3) and 83.49(7), Fla. Stat. Stress Free argues that the trial court erred when it applied §83.49(3), Fla. Stat. to the dispute because Stress Free, by following the requirements of §83.49(7), Fla. Stat., had no further responsibility to the Joneses. The Joneses counter that the trial court correctly applied §83.49(3), Fla Stat., which states:<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>(3) The landlord or the landlord's agent may disburse advance rents from the <span style='background:yellow'>deposit</span> account to the landlord's benefit when the advance rental period commences and without notice to the tenant.<b><sup><a href="http://www.floridalawweekly.com/flwonline/?altdoc=true&page=showfile&file=../supfiles/issues/vol22/1006a.htm#fn20"><span style='color:black'>3</span></a></sup></b><i> For all other deposits:</i><o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>(a) <i>Upon the vacating of the premises for termination of the lease, if the landlord does not intend to impose a claim on the <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span>, the landlord shall have 15 days to return the <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> together with interest if otherwise required, or the landlord shall have 30 days to give the tenant written notice by certified mail to the tenant's last known mailing address of his or her intention to impose a claim on the <span style='background:yellow'>deposit</span> and the reason for imposing the claim</i>. . . .<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>If the landlord fails to give the required notice within the 30-day period, <i>he or she forfeits the right to impose a claim upon the <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> and may not seek a setoff against the <span style='background:yellow'>deposit</span> but may file an action for damages after return of the <span style='background:yellow'>deposit</span>.</i><o:p></o:p></span></p><p class=MsoNormal align=center style='text-align:center'><span style='color:black'>* * *<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>(d) <i>Compliance with this section by an individual or business entity authorized to conduct business in this state, including Florida-licensed real estate brokers and sales associates, constitutes compliance with all other relevant Florida Statutes pertaining to <span style='background:yellow'>security</span> deposits held pursuant to a rental agreement or other landlord-tenant relationship.</i> Enforcement personnel shall look <i>solely to this section to determine compliance.</i> This section prevails over any conflicting provisions in chapter 475 <i>and in other sections of the Florida Statutes, and shall operate to permit licensed real estate brokers to disburse <span style='background:yellow'>security</span> deposits and <span style='background:yellow'>deposit</span> money without having to comply with the notice and settlement procedures contained in s. 475.25(1)(d).</i><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>(Emphasis ours.) The foregoing statute shows that money held in escrow belongs to the tenant until earned or claimed by the landlord. <i>Cf. </i>§83.49(7), Fla. Stat., which states:<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'>(7) <i>Upon the sale or transfer of title of the rental property from one owner to another, or upon a change in the designated rental agent, any and all <span style='background:yellow'>security</span> deposits or advance rents being held for the benefit of the tenants shall be transferred to the new owner or agent, together with any earned interest and with an accurate accounting showing the amounts to be credited to each tenant account.</i> Upon the transfer of such funds and records to the new owner or agent, and upon transmittal of a written receipt therefor, the transferor is free from the obligation imposed in subsection (1) to hold such moneys <i>on behalf of the tenant. . . .This subsection does not excuse the landlord or agent for a violation of other provisions of this section while in possession of such deposits.</i><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><u><span style='color:black'>We disagree with Stress Free's contention that it followed the statute's subsection (7). Section 83.49(7), Fla. Stat. says that “[u]pon the sale or transfer of title of the rental property <i>from one owner to another, </i>or upon <i>a change in the designated rental agent, </i>any and all <span style='background:yellow'>security</span> deposits or advance rents being held <i>for the benefit of the tenants </i>shall be transferred to the <i>new owner or agent</i>. . . .” Here, title to the property had not changed, so there was no <i>new </i>owner. Nor did the rental agent <i>change. </i>Stress Free was not fired or replaced by the McConnells; Stress Free <i>unilaterally </i>terminated its agency -- <i>after </i>the lease ended -- when it was unable to contact the owners or gain access to inspect the property. There was no <i>new </i>agent or <i>new </i>owner to transfer the funds to. Instead, Stress Free transferred the funds to the <i>original </i>owner. The statute doesn't contemplate a unilateral termination of the agency relationship by the agent as much as a replacement of specified parties. It also contemplates that such a transfer would occur during the lease term, not after its expiration. Indeed, the transfer of disputed funds <i>after </i>the lease expires, when certain rights vest, is at odds with the intent of the statute's subsection (7), as indicated by the provision that it “does not excuse the landlord or agent for a violation of other provisions of this section while in possession of such deposits.” In addition, subsection (3) indicates that “enforcement personnel shall look solely to this section to determine compliance” with regard to <span style='background:yellow'>security</span> deposits after termination of a lease. It controls here.<o:p></o:p></span></u></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>Stress Free's error was in assuming that the funds were being held for the benefit of the landlords. In fact, the money belonged to the tenants until such time as the landlords made a claim on it. After the lease expired, Stress Free, as custodian of the <span style='background:yellow'>deposit</span>, had a responsibility to both parties. Since the McConnells failed to cooperate with their agent so as to trigger a right to retain any of the <span style='background:yellow'>security</span> <span style='background:yellow'>deposit</span> under subsection (3), the money should have been retained and returned to the Joneses at the appropriate time.<b><sup><a href="http://www.floridalawweekly.com/flwonline/?altdoc=true&page=showfile&file=../supfiles/issues/vol22/1006a.htm#fn21"><span style='color:black'>4</span></a></sup></b> Had any damage been discovered, the McConnells had a remedy under §83.49(3)(a), Fla. Stat.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>We are also asked to consider whether the trial court should have dismissed the case for the Joneses' failure to join the McConnells as indispensable parties. An indispensable party is a person with such an interest in subject matter of action that final adjudication cannot be made without affecting his/her interests or without leaving controversy in such a situation that its final resolution may be inequitable. <i>W.R. Cooper, Inc. v. City of Miami Beach, </i>512 So. 2d 325, 326 (Fla. 3d DCA 1987). In the foregoing case, the City of Miami Beach awarded a contract to a prime contractor, Garcia-Allen Construction Company (Garcia-Allen) to install a sprinkler system. Garcia-Allen subcontracted with W.R. Cooper to install the system, and Cooper performed the work. Grievances were filed with the U.S. Dept. of Labor alleging that Cooper, the subcontractor, underpaid its workers. The Secretary of Labor twice directed the City to withhold payment of part of the money until the grievances were resolved. Without Cooper's consent, Garcia-Allen authorized the City to release the disputed money to the Secretary of Labor, which, in turn, disbursed the money to pay the workers' claims. Cooper sued the City, Garcia-Allen, and the Secretary of Labor. The Secretary of Labor was dismissed when the case was removed to federal court. On remand to state court, the City moved to dismiss for failure to join the Secretary of Labor as an indispensable party. The appellate court concluded that the Secretary of Labor was not an indispensable party. The suit was a breach of contract action based on Garcia-Allen's failure to pay Cooper and that the Secretary of Labor had no interest in the dispute between Cooper, Garcia-Allen and the City about the release of the money to the Secretary. The court said that the possibility that Cooper could sue the Secretary in a claims court “does not moot or render premature Cooper's claim concerning the primary liability of Garcia-Allen on its contractual obligation.” <i>Id.</i><o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>Here, the Joneses' position is similar to that of Cooper in the foregoing case, and the McConnells are comparable to Secretary of Labor's. Stress Free's position is comparable to that of the City's. Indeed, the question presented was the same as it is here -- whether there was a breach of the escrow agreement. <i>Id. </i>Given that the Secretary of Labor was not an indispensable party in the foregoing case, the McConnells are not indispensable here.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>It is therefore ORDERED that the judgment of the trial court is AFFIRMED. It is further ORDERED that Appellees' Motion for Award of Appellate Attorney's Fees is GRANTED. The motion for costs is DENIED without prejudice to re-file a motion in the County Court. (BERGMANN and BARBAS, JJ., concur.)<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span style='color:black'>__________________<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a name=fn18><b><sup><span style='color:black'>1</span></sup></b></a><span style='color:black'>The McConnells were the title owners of the property, and, as such, Stress Free's principal.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a name=fn19><b><sup><span style='color:black'>2</span></sup></b></a><span style='color:black'>It is unknown why Stress Free didn't conduct a walk-through before the lease expired.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a name=fn20><b><sup><span style='color:black'>3</span></sup></b></a><span style='color:black'>Although this case does not present an “advance rent” situation, this language emphasizes that tenant money is not to be dispersed to landlords until it is due or earned.<o:p></o:p></span></p><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><a name=fn21><b><sup><span style='color:black'>4</span></sup></b></a><span style='color:black'>Stress Free could have protected itself with a certified letter to the McConnells, directing them to make their claim or Stress Free would return the money to the Joneses.<o:p></o:p></span></p><p class=MsoNormal><span style='color:black'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p><p class=MsoNormal><b><span style='font-size:11.0pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p><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: </span></b><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><a href="http://www.evict.com/"><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"><b><span style='font-family:"Arial","sans-serif"'>harry@evict.com</span></b></a></span><b><span 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style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%'><span style='font-size:10.0pt;line-height:115%;color:#1F497D'><o:p> </o:p></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='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p></td></tr></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.<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></div><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></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"'> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>David Weisman<br><b>Sent:</b> Monday, August 21, 2017 12:10 PM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Nagging Question<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#1F497D'>I agree with Lloyd’s wisdom. The provision contemplates a change of manager without a change of ownership, so it should not be an issue. <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><b><span style='font-family:"Arial","sans-serif";color:#1F497D'>David Weisman<o:p></o:p></span></b></p><p class=MsoNormal><span style='color:#1F497D'>Shareholder<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Board Certified Real Estate Lawyer<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Greenspoon Marder, P.A.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>200 E. Broward Blvd., Suite 1800<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Fort Lauderdale, FL 33301 <o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Phone 954-491-1120 <b>Ext. 1015</b><o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Direct Phone 954-343-6941<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D'><a href="mailto:David.Weisman@gmlaw.com">David.Weisman@gmlaw.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.5pt;font-family:"Arial","sans-serif";color:#1F497D'><a href="http://www.gmlaw.com/">www.GMlaw.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.5pt;font-family:"Arial","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'><img border=0 width=192 height=42 id="Picture_x0020_5" src="cid:image005.jpg@01D31A7A.B382C360" alt="gm-horizontal-bw_nolaw2 (2)"></span><span style='color:#1F497D'><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></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"'> landten-bounces@lists.flabarrpptl.org [mailto:landten-bounces@lists.flabarrpptl.org] <b>On Behalf Of </b>Lloyd Granet<br><b>Sent:</b> Monday, August 21, 2017 11:39 AM<br><b>To:</b> RPPTL Landlord Tenant Committee<br><b>Subject:</b> Re: [RPPTL LandTen] Nagging Question<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";color:#1F497D'>Is this solved if the Owner designates it/him/herself as agent?<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><div><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:10.0pt;color:#1F497D'>This email message was sent by:<br>_________________________________________<br><b>Lloyd Granet</b> | Board Certified Real Estate Attorney<br>Law Offices of Lloyd Granet, P.A.<br>2295 NW Corporate Boulevard, Suite 235<br>Boca Raton, FL 33431<br>Direct Dial: (561) 999-0090<br>Main Number: (561) 999-9300 x110<br>Fax: (561) 999-9400<br>Email: <a href="mailto:lgranet@granetlaw.com">lgranet@granetlaw.com</a><br><br>NOTICE: IRS Circular 230 Disclosure: In order to ensure compliance with IRS Circular 230, we must inform you that any U.S. tax advice contained in this transmission and any attachments hereto is not intended or written to be used and may not be used by any person for the purpose of (i) avoiding any penalty that may be imposed by the Internal Revenue Code or (ii) promoting, marketing or recommending to another party any tax-related matter(s) addressed herein.<br><br>NOTICE: This communication is: (a) sent by an attorney or his/her agent, (b) confidential, and (c) intended only for the use of the individual or entity to which it is addressed. If the addressee is a client, this communication is also subject to applicable privileges. If you are not the addressee, or the employee or agent responsible for the delivery to the addressee, any dissemination, distribution or copying of this communication is prohibited. If you received this communication in error: (a) any dissemination, distribution or copying is prohibited, and (b) Lloyd Granet, P.A. requests that you immediately notify us at (561) 999-9300 (collect) and destroy this communication. Thank you.</span><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal style='margin-bottom:12.0pt'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#9CC2E5'><o:p> </o:p></span></p></div><p class=MsoNormal><span style='font-size:11.0pt;font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><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>Harry Heist<br><b>Sent:</b> Monday, August 21, 2017 11:25 AM<br><b>To:</b> 'RPPTL Landlord Tenant Committee' <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><br><b>Subject:</b> [RPPTL LandTen] Nagging Question<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'>Can a property manager who is fired, transfer the security deposit to the CURRENT OWNER?<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'>Do you all think that this is just an obvious “Yes”?<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'>If you carefully look at the law, it is in question. This could just be sloppy drafting of the law.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'>The law clearly says “NEW OWNER”, “NEW AGENT” but does NOT address when an owner will be managing.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'>This issue come up a LOT and if you ask the tenant for PERMISSION to transfer, MANY do not want to give this permission so the agent who no longer manages is stuck holding the funds.<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal style='text-autospace:none'><span style='font-size:10.0pt;font-family:"Arial","sans-serif";color:black'>(7) <b>Upon the sale or transfer of title of the rental property from <u>one owner to another, or upon a change in the designated rental agent,</u> any and all security deposits or advance rents being held for the benefit of the tenants shall be transferred <u>to the new owner or agent,</u> together with any earned interest and with an accurate accounting showing the amounts to be credited to each tenant account</b>. Upon the transfer of such funds and records to the new owner or agent, and upon transmittal of a written receipt therefor, the transferor is free from the obligation imposed in subsection (1) to hold such moneys on behalf of the tenant. There is a rebuttable presumption that any new owner or agent received the security deposit from the previous owner or agent; however, this presumption is limited to 1 month's rent. This subsection does not excuse the landlord or agent for a violation of other provisions of this section while in possession of such deposits. <o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif"'>Harry<o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Calibri","sans-serif";color:#1F497D'><o:p> </o:p></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: 1 800 253 8428<br>FAX: 1 800 367 9038<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/"><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"><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'><o:p></o:p></span></b></p><table class=MsoNormalTable border=0 cellspacing=3 cellpadding=0 align=left width="100%" style='width:100.0%;margin-left:6.75pt;margin-right:6.75pt;margin-bottom:1.45pt'><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 class=MsoNormalTable border=0 cellspacing=0 cellpadding=0 width=360 style='width:3.75in;border-collapse:collapse'><tr><td width=64 valign=top style='width:48.3pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:column;mso-height-rule:exactly'><span style='font-size:11.0pt;font-family:"Calibri","sans-serif"'><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870"><span style='font-size:10.0pt;font-family:Consolas;color:#1F497D;text-decoration:none'><img border=0 width=37 height=37 id="Picture_x0020_1" src="cid:image006.png@01D31A7A.B382C360"></span></a></span><span style='font-size:10.5pt;font-family:Consolas;color:#1F497D'><o:p></o:p></span></p></td><td width=296 valign=top style='width:221.7pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:column;mso-height-rule:exactly'><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'><o:p></o:p></span></p></td></tr></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='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:column;mso-height-rule:exactly'><span style='font-size:10.0pt;line-height:115%;color:#1F497D'><o:p> </o:p></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='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:column;mso-height-rule:exactly'><b><span style='font-family:"Arial","sans-serif";color:#1F497D'><o:p> </o:p></span></b></p></td></tr></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. 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If you have received this communication in error, please notify us immediately by reply e-mail.<br><br>Unless specifically indicated otherwise, any discussion of tax issues contained in this e-mail, including any attachments, is not, and is not intended to be, ''written advice'' as defined in Section 10.37 of Treasury Department Circular 230.<br><br>A portion of our practice involves the collection of debt and any information you provide will be used for that purpose if we are attempting to collect a debt from you.<o:p></o:p></p></div></body></html>