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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif">I'm not sure if there are cases on it (maybe Art's summer associate knows), but I think the general view is that no it doesn't matter, only the landlord's signature needs to
have witnesses for a newly created lease (different for lease terminations and other scenarios). But I think there are some who think that because the landlord has a reversion, there's an argument that the tenant has agreed to convey the premises back at
the end of the term, so the tenant is also a party conveying and so witnesses are required. Would be interested to know if there are cases interpreting that.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Eric D. Rapkin</span></b><span style="font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri Light",sans-serif;color:black">Chair, Real Estate Practice Group</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<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 <landten-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>David Wiener<br>
<b>Sent:</b> Wednesday, August 28, 2019 8:03 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee' <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] Witness Requirements<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">I have a related question based on the following hypothetical fact pattern:<o:p></o:p></span></p>
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<span style="font-family:"Calibri",sans-serif">Landlord signs lease and has his/her signature witnessed by two witnesses<o:p></o:p></span></li><li class="MsoNormal" style="color:black;mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-list:l0 level1 lfo1">
<span style="font-family:"Calibri",sans-serif">Tenant countersigns lease - but his/her signature is not witnessed<o:p></o:p></span></li><li class="MsoNormal" style="color:black;mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-list:l0 level1 lfo1">
<span style="font-family:"Calibri",sans-serif">Landlord (or for that matter it could be the Tenant) repudiate the lease one week later - before tenant takes possession or pays any installments of rent<o:p></o:p></span></li></ul>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Here is the question: <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:black">Does the lack of witnesses for the tenant's signature even matter, since it is only the landlord that is making a "conveyance" of the leasehold estate? <o:p></o:p></span></p>
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<p><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">David J. Wiener, Esq.</span><span style="font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">David J. Wiener, P.A.</span><span style="font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">3200 N. Military Trail</span><span style="font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Boca Raton, FL 33431</span><span style="font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Telephone: 561-989-2910</span><span style="font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:blue">Facsimile: 561-361-8898</span><span style="font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">From:</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">
<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org">landten-bounces@lists.flabarrpptl.org</a>> on behalf of Arthur J. Menor <<a href="mailto:AMenor@shutts.com">AMenor@shutts.com</a>><br>
<b>Sent:</b> Wednesday, August 28, 2019 6:05 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] Witness Requirements</span> <o:p></o:p></p>
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<p class="xmsonormal"><a name="x__MailEndCompose"></a><a name="x__GoBack"></a><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry, you may be aware that the Section is considering supporting a bill to do away with the two witness
requirement on leases although I believe this is limited to non-residential leases generally. I have been working on this effort. In that regard, we had a summer intern do some research on Florida cases addressing the two witness requirement for leases and
attached is the raw work product she produced.</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">These cases should help you with your present issue. Tenant should not be able to get out of the Lease.</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<img border="0" width="113" height="45" style="width:1.177in;height:.4687in" id="x__x005f_x0000_i1027" src="cid:image001.jpg@01D55DDC.850C45E0" alt="cid:image003.jpg@01D51FA2.FDE2A630"><br>
</span><span style="font-size:6.0pt;font-family:"Arial",sans-serif;color:#1F497D"> <br>
</span><b><span style="font-family:"Arial",sans-serif;color:black">Arthur J. Menor</span></b><span style="font-size:6.0pt;font-family:"Arial",sans-serif;color:black"><br>
</span><i><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Partner, Board Certified in Real Estate Law</span></i><span style="font-size:10.0pt;color:#1F497D">
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</span><i><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Fellow, American College of Real Estate Lawyers</span></i><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="xmsonormal"><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">
<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> Wednesday, August 28, 2019 5:37 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br>
<b>Subject:</b> [RPPTL LandTen] Witness Requirements</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="xmsonormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> <o:p></o:p></span></p>
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<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Question for the group.</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">2 year residential lease. Tenant is 15 months in.</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Lease signed electronically with no witnesses.</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Tenant wants out.</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#376092">Any case law to overcome the witness requirement of 689.01?</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#376092"> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;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><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
<p class="xmsonormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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<p class="xmsonormal"><b><span style="font-size:11.0pt;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="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">
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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><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p></o:p></span></p>
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