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Dear Harry (and others),<br>
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My understanding of this statutory sub-section is that its original purpose was to allow landlords who are real estate agents to, without endangering their realty licenses, withdraw the amount of the security deposit from the escrow account that is the subject
of the other sub-sections if the landlord-realtor timely sends the notice and if the tenant fails to timely respond. That is, it does not affect ultimate liability.
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From the tenant side (my clients' side), this sub-section is a mere "gotcha" as to the entitlement to the security deposit if the landlord fails to deliver the notice of claim w/in 30 days. Thus, per my understanding and practice these many years (dating to
<i>before </i>1973), the negligent-non-noticing landlord can still sue and recover for damages caused by the tenant; and the negligent-non-replying tenant can still sue and recover for all or part of the security deposit.</div>
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Thus, if the landlord fails to timely send the notice, followed by a tenant lawsuit for the security deposit (and atty fee), the landlord would be allowed to counterclaim
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for tenant-caused damage to the dwelling or monetary loss related to tenant's early departure. Theoretically, there should be two separate judgments. The one in favor of the tenant would be enforceable, but if the tenant is judgment-proof, the landlord's
judgment against the tenant would not be enforceable (unless the amount of the security deposit exceeds the $1,000 constitutional exemption). In practice, most judges apply the security deposit as a set-off against the landlord's provable loss.</div>
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Now, here's a wild card for those of you making a living from County Court eviction cases. If the Constitutional amendment passes, then there will be direct appeals from County Court to the DCAs. This would then result in some actual case law that is entitled
to <i>stare decisis</i>. That's where <i>stare decisis</i> starts in Florida jurisprudence. Appellate decisions of the Cir. Ct. are not entitled to<i> stare decisis. Pardo v. State</i>, 596 So. 2d 665, 666 (Fla. 1992).<br>
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<div id="divRplyFwdMsg" dir="ltr"><font style="font-size:11pt" face="Calibri, sans-serif" color="#000000"><b>From:</b> landten-bounces@lists.flabarrpptl.org <landten-bounces@lists.flabarrpptl.org> on behalf of bob@robertschwartzpa.com <bob@robertschwartzpa.com><br>
<b>Sent:</b> Thursday, October 10, 2019 11:19 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Cc:</b> landtenCL@lists.flabarrpptl.org <landtenCL@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] Timing for Notice of Intention to Impose Claim</font>
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<div dir="auto">Yes, but the “give” is by certified mail<br>
<br>
<div dir="ltr">Bob Schwartz
<div>Robert Marc Schwartz, P.A.</div>
<div>Florida Bar Board Certified Real Estate Lawyer</div>
<div>4700 NW Boca Raton Blvd. Suite 104</div>
<div>Boca Raton, FL 33431</div>
<div>Phone (561) 241-1850</div>
<div>Fax (561) 241-1845</div>
<div>Bob@robertschwartzpa.com</div>
<div>www.robertschwartzpa.com</div>
<div>Sent from my iPhone</div>
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<blockquote type="cite">On Oct 10, 2019, at 11:07 AM, Harry Heist <harry@evict.com> wrote:<br>
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">He is hanging in the word “GIVE”. The statute does not say “send”</span></p>
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</span></span></span><span style="font-size:10.0pt; font-family:"Arial","sans-serif"; color:black">Upon the vacating of the premises for termination of the lease, if the landlord does not intend to impose a claim on the security deposit, the landlord shall
have 15 days to return the security deposit together with interest if otherwise required, or the landlord shall have 30 days to
</span><span style="font-size:18.0pt; font-family:"Arial","sans-serif"; color:black">give</span><span style="font-size:10.0pt; font-family:"Arial","sans-serif"; color:black"> the tenant written notice by certified mail to the tenant's last known mailing address
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Harry</span></p>
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<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><u><span style="font-family:"Arial","sans-serif"; color:blue">www.evict.com</span></u></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><u><span style="font-family:"Arial","sans-serif"; color:blue">harry@evict.com</span></u></b></a></span><b><span style="font-size:11.0pt; font-family:"Arial","sans-serif"; color:#1F497D"></span></b></p>
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<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>Cary P. Sabol, Esq.<br>
<b>Sent:</b> Thursday, October 10, 2019 10:28 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Cc:</b> landtenCL@lists.flabarrpptl.org<br>
<b>Subject:</b> Re: [RPPTL LandTen] Timing for Notice of Intention to Impose Claim</span></p>
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<span style="color:black">Tell him to read the Statute, there's no mention of any requirement of receipt, only that it be sent.</span></p>
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<span style="color:black">Cary</span></p>
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<strong><span style="color:blue">Cary P. Sabol, Esq. J.D. (2001), LLM (2009)</span></strong><span style="color:black"></span></p>
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<strong><span style="color:blue">Law Offices of Cary P. Sabol </span></strong><span style="color:black"></span></p>
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<strong><span style="color:blue">P.O. Box 15981 | West Palm Beach | Florida | 33416
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<span style="font-size:10.0pt; font-family:"Verdana","sans-serif"; color:black">-------- Original Message --------<br>
Subject: [RPPTL LandTen] Timing for Notice of Intention to Impose Claim<br>
From: "Harry Heist" <<a href="mailto:harry@evict.com"><span style="color:windowtext">harry@evict.com</span></a>><br>
Date: Thu, October 10, 2019 9:38 am<br>
To: "'RPPTL Landlord Tenant Committee'" <<a href="mailto:landten@lists.flabarrpptl.org"><span style="color:windowtext">landten@lists.flabarrpptl.org</span></a>><br>
Cc: <a href="mailto:landtenCL@lists.flabarrpptl.org"><span style="color:windowtext">landtenCL@lists.flabarrpptl.org</span></a></span></p>
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">I am dealing with a non landlord/tenant law attorney who is hell bent on saying that the tenant must RECEIVE the Notice of Intention to Impose Claim on Security Deposit within
30 days.</span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Our position is that it must be MAILED by certified mail within the 30 days.</span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Anyone have any cases on this? It is something so obvious but I don’t know of any cases.
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">He is being relentless on this. This is the first time in 30 years I have an attorney taking this position and he is not backing down.</span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Thanks!</span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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<span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Harry</span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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<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/" target="_blank"><b><u><span style="font-family:"Arial","sans-serif"; color:blue">www.evict.com</span></u></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" target="_blank"><b><u><span style="font-family:"Arial","sans-serif"; color:blue">harry@evict.com</span></u></b></a></span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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