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<div dir="auto" style="margin:0px; padding:0px">Not directly on point but the excerpt below from Skylake should point you in the right direction</div>
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<div style="margin:0px; padding:0px">District Court of Appeal of Florida,</div>
Third District.</div>
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<div style="margin:0px; padding:0px"><a href="https://m.next.westlaw.com/s/r?q=advanced%3a+OAID%285007837650%29&saveJuris=False&ct=BUSINESS-INVESTIGATOR&startIndex=1&contextData=%28sc.Default%29&categoryPageUrl=Home%2fCompanyInvestigator&oc=document&transitionType=DocumentItem" style="color:rgb(0,81,195); text-decoration-line:none">SKYLAKE
INSURANCE AGENCY, INC.</a>, Appellant,</div>
<div style="margin:0px; padding:0px">v.</div>
<div style="margin:0px; padding:0px">NMB PLAZA, LLC, Appellee.</div>
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<div style="margin:0px; padding:0px; display:inline"><span style="border-right:1px solid rgb(227 ,227 ,227); margin-right:10px; padding-right:10px">No. 3D07–454.</span></div>
<div style="margin:0px; padding:0px; display:inline">Oct. 28, 2009.Rehearing Denied Dec. 28, 2009</div>
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The next question we address is whether the landlord should be estopped from relying on the two-witness rule of <a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none">section </a><a href="https://m.next.westlaw.com/d/Iebd002d3c3d211deabe0d03f2b83b8a4/v/FullText.html?ls=Search&oc=Search%20Result&transitionType=SearchItem&contextData=%28sc.Search%29&np=Search%2Fv1%2Fresults%2Fnavigation%2Fi0ad73aa50000016cda3878547cbe7f72%3FNav%3DCASE%26fragmentIdentifier%3DIebd002d3c3d211deabe0d03f2b83b8a4%26startIndex%3D1%26transitionType%3DSearchItem%26contextData%3D%2528sc.Search%2529%26originationContext%3DSearch%2520Result&l=CASE&r=1&sid=i0ad73aa50000016cda3878547cbe7f72&sessionScopeId=22b1e2680e003cdda1a20ee36992efb03b115f8bff5a5966828aa4db6b37d938#co_searchTerm_ID0ENKAG" style="color:rgb(0,81,195); text-decoration-line:none; background-color:rgb(252,252,0); font-weight:700; margin-left:3px; margin-right:3px">689</a><a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none"><img src="https://ia.next.westlaw.com/StaticContent_45.4.2004/images/nextTerm.gif" style="border-width:0px; vertical-align:middle"></a><a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none">.</a><a href="https://m.next.westlaw.com/d/Iebd002d3c3d211deabe0d03f2b83b8a4/v/FullText.html?ls=Search&oc=Search%20Result&transitionType=SearchItem&contextData=%28sc.Search%29&np=Search%2Fv1%2Fresults%2Fnavigation%2Fi0ad73aa50000016cda3878547cbe7f72%3FNav%3DCASE%26fragmentIdentifier%3DIebd002d3c3d211deabe0d03f2b83b8a4%26startIndex%3D1%26transitionType%3DSearchItem%26contextData%3D%2528sc.Search%2529%26originationContext%3DSearch%2520Result&l=CASE&r=1&sid=i0ad73aa50000016cda3878547cbe7f72&sessionScopeId=22b1e2680e003cdda1a20ee36992efb03b115f8bff5a5966828aa4db6b37d938#co_searchTerm_ID0E3KAG" style="color:rgb(0,81,195); text-decoration-line:none; background-color:rgb(252,252,0); font-weight:700; margin-left:3px; margin-right:3px">01</a><a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none"><img src="https://ia.next.westlaw.com/StaticContent_45.4.2004/images/nextTerm.gif" style="border-width:0px; vertical-align:middle"></a><a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none"></a> because
the landlord drafted the lease, failed to provide signature lines for the landlord's signature, and failed to have Mr. Hadad's signature witnessed when Mr. Hadad signed the document. Amicus explains that under some circumstances, estoppel will be applied to
preclude a party from invoking <a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none">section </a><a href="https://m.next.westlaw.com/d/Iebd002d3c3d211deabe0d03f2b83b8a4/v/FullText.html?ls=Search&oc=Search%20Result&transitionType=SearchItem&contextData=%28sc.Search%29&np=Search%2Fv1%2Fresults%2Fnavigation%2Fi0ad73aa50000016cda3878547cbe7f72%3FNav%3DCASE%26fragmentIdentifier%3DIebd002d3c3d211deabe0d03f2b83b8a4%26startIndex%3D1%26transitionType%3DSearchItem%26contextData%3D%2528sc.Search%2529%26originationContext%3DSearch%2520Result&l=CASE&r=1&sid=i0ad73aa50000016cda3878547cbe7f72&sessionScopeId=22b1e2680e003cdda1a20ee36992efb03b115f8bff5a5966828aa4db6b37d938#co_searchTerm_ID0E6KAG" style="color:rgb(0,81,195); text-decoration-line:none; background-color:rgb(252,252,0); font-weight:700; margin-left:3px; margin-right:3px">689</a><a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none"><img src="https://ia.next.westlaw.com/StaticContent_45.4.2004/images/nextTerm.gif" style="border-width:0px; vertical-align:middle"></a><a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none">.</a><a href="https://m.next.westlaw.com/d/Iebd002d3c3d211deabe0d03f2b83b8a4/v/FullText.html?ls=Search&oc=Search%20Result&transitionType=SearchItem&contextData=%28sc.Search%29&np=Search%2Fv1%2Fresults%2Fnavigation%2Fi0ad73aa50000016cda3878547cbe7f72%3FNav%3DCASE%26fragmentIdentifier%3DIebd002d3c3d211deabe0d03f2b83b8a4%26startIndex%3D1%26transitionType%3DSearchItem%26contextData%3D%2528sc.Search%2529%26originationContext%3DSearch%2520Result&l=CASE&r=1&sid=i0ad73aa50000016cda3878547cbe7f72&sessionScopeId=22b1e2680e003cdda1a20ee36992efb03b115f8bff5a5966828aa4db6b37d938#co_searchTerm_ID0EELAG" style="color:rgb(0,81,195); text-decoration-line:none; background-color:rgb(252,252,0); font-weight:700; margin-left:3px; margin-right:3px">01</a><a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none"><img src="https://ia.next.westlaw.com/StaticContent_45.4.2004/images/nextTerm.gif" style="border-width:0px; vertical-align:middle"></a><a href="https://m.next.westlaw.com/l/d/FullText?ft=L&pn=1000006&c=FLSTS689.01&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=LQ&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29" style="color:rgb(0,81,195); text-decoration-line:none"></a>.
In the decided estoppel cases involving leases, the <a href="https://m.next.westlaw.com/d/Iebd002d3c3d211deabe0d03f2b83b8a4/v/FullText.html?ls=Search&oc=Search%20Result&transitionType=SearchItem&contextData=%28sc.Search%29&np=Search%2Fv1%2Fresults%2Fnavigation%2Fi0ad73aa50000016cda3878547cbe7f72%3FNav%3DCASE%26fragmentIdentifier%3DIebd002d3c3d211deabe0d03f2b83b8a4%26startIndex%3D1%26transitionType%3DSearchItem%26contextData%3D%2528sc.Search%2529%26originationContext%3DSearch%2520Result&l=CASE&r=1&sid=i0ad73aa50000016cda3878547cbe7f72&sessionScopeId=22b1e2680e003cdda1a20ee36992efb03b115f8bff5a5966828aa4db6b37d938#co_searchTerm_ID0EQOAG" style="color:rgb(0,81,195); text-decoration-line:none; background-color:rgb(252,252,0); font-weight:700; margin-left:3px; margin-right:3px">tenant</a> took
possession and the landlord accepted the rent. The Florida Supreme Court said in one such case that the lessors were</div>
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<div style="margin:0px; padding:0px">estopped from contending that the lease here involved is invalid for the reason that it was executed in the presence of only one subscribing witness.... [The lessors] have accepted benefits under the lease, have placed the
lessee in possession, have negotiated to convey the lands subject to the lease, and in an all respects have recognized it as being an effective conveyance, and in equity they ought not to be permitted to disavow it now.</div>
</blockquote>
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<a href="https://m.next.westlaw.com/l/d/FullText?ft=Y&sn=1947106570&pn=735&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=RP&fi=co_pp_sp_735_632&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29#co_pp_sp_735_632" style="color:rgb(0,81,195); text-decoration-line:none"><em>Gill
v. Livingston,</em> 158 Fla. 577, 29 So.2d 631, 632 (1947)</a>; <a href="https://m.next.westlaw.com/l/d/FullText?ft=Y&sn=1975137789&pn=735&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=RP&fi=co_pp_sp_735_241&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29#co_pp_sp_735_241" style="color:rgb(0,81,195); text-decoration-line:none"><em>Taylor
v. Rosman,</em> 312 So.2d 239, 241 (Fla. 3d DCA 1975)</a>; <a href="https://m.next.westlaw.com/l/d/FullText?ft=Y&sn=1962133764&pn=735&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=RP&fi=co_pp_sp_735_826&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29#co_pp_sp_735_826" style="color:rgb(0,81,195); text-decoration-line:none"><em>Arvanetes
v. Gilbert,</em> 143 So.2d 825, 826 (Fla. 3d DCA 1962)</a>; <a href="https://m.next.westlaw.com/l/d/FullText?ft=Y&sn=1960128557&pn=735&od=Iebd002d3c3d211deabe0d03f2b83b8a4&rt=RP&fi=co_pp_sp_735_624&oc=document&transitionType=DocumentItem&contextData=%28sc.Search%29#co_pp_sp_735_624" style="color:rgb(0,81,195); text-decoration-line:none"><em>Lipkin
v. Bonita Garden Apartments, Inc.,</em> 122 So.2d 623, 624 (Fla. 3d DCA 1960)</a>.</div>
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<div class="gmail_quote">On Aug 28, 2019 5:40 PM, Harry Heist <harry@evict.com> wrote:<br type="attribution">
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<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D">Question for the group.</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D">2 year residential lease. Tenant is 15 months in.</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D">Lease signed electronically with no witnesses.</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D">Tenant wants out.</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#376092">Any case law to overcome the witness requirement of
</span><span style="font-size:14.0pt; color:#376092">689.01</span><span style="font-size:14.0pt; color:#376092">?</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#376092"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#376092">It would be great if we get this law changed. I would be happy to assist in any way. With electronic signatures, it is really becoming an issue.</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D">Harry</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; color:#1F497D"> </span></p>
<div>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif"; color:#1F497D">LAW OFFICES OF
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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="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-family:"Arial","sans-serif"; color:#1F497D">
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Email: </span></b><span style="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-family:"Arial","sans-serif"; color:#1F497D"></span></b></p>
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