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<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">All<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">I am interested in fellow listserv members’ input on landlord mandated insurance. I can’t find anything in Hauser or any cases directly on point that speak to insurance, insurance charges,
or having the landlord listed as the “additional interest or interested party” in the insurance. Further, I also couldn’t find anything (or am looking in the wrong places) regarding the issues of the landlord potentially falling into becoming an insurer or
selling insurance. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"> <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">I think the key issues that I have seen on landlord mandated insurance lease provisions are: (Assume the facts below are supported by appropriate lease provisions.)<o:p></o:p></span></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoNormal" style="mso-list:l1 level1 lfo1"><span style="font-family:"Times New Roman",serif">Can the landlord require a tenant have liability insurance in a minimum amount? If so, can the landlord require that the landlord be listed as an additional
interest (to be notified if the insurance lapses)? <o:p></o:p></span></li><li class="MsoNormal" style="mso-list:l1 level1 lfo1"><span style="font-family:"Times New Roman",serif">If the tenant does not have the required insurance, can the landlord force place the required insurance on behalf of the tenant and pass-through the premium
charges to the tenant (as “additional rent”)? Assume the landlord is charging the tenant only its actual costs of the insurance. I don’t want to get into the quagmire of the landlord making a profit from the insurance. That seems to me to be a clear-cut
case of landlord selling insurance which I believe requires a license.<o:p></o:p></span></li><li class="MsoNormal" style="mso-list:l1 level1 lfo1"><span style="font-family:"Times New Roman",serif">If the tenant does not have the required insurance, can the landlord charge a “penalty” (as “additional rent’) while the tenant is in non-compliance with
the requirement? <o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"> <o:p></o:p></span></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoNormal" style="mso-list:l0 level1 lfo2"><span style="font-family:"Times New Roman",serif">My thoughts are there aren’t any residential landlord/tenant statutes or case law on insurance. Therefore, absent applicable laws in insurance regulation,
the landlord can require it. Since the landlord can require it, the landlord can require reasonable conditions, such as additional insured to be informed of policy lapse. I have a concern that a court may find that requiring renter's property insurance to
cover the tenant's property would be seen as a benefit to the tenant. Requiring renter's liability insurance may be seen as less for the tenant and more for the benefit of the owner. But a lot of lease provisions are for the landlord’s benefit. I also think
that, if the landlord does require liability insurance, the landlord should not require a specific company to avoid allegations of “directing” or “collusion”.
<o:p></o:p></span></li><li class="MsoNormal" style="mso-list:l0 level1 lfo2"><span style="font-family:"Times New Roman",serif">A “forced placement” doesn’t seem to be a “penalty” as the tenant is getting a benefit. It can be argued that this is the landlord remedying (after notice
to the tenant) akin to the landlord remedying in other rental situation. Single family home rentals, tenant responsible for lawn, pool or spa care, 7Cure with warning that if not remedied landlord will remedy at tenant’s expense to avoid damage to lawn, pool
or spa. Multifamily rentals, the only thing that came to mind was tenant responsible utilities (electric or water), 7Cure with warning that if not remedied (turned on) landlord will remedy at tenant’s expense by putting in landlord’s name to avoid damage
(mold, dead lawn).<o:p></o:p></span></li><li class="MsoNormal" style="mso-list:l0 level1 lfo2"><span style="font-family:"Times New Roman",serif">In general I think that penalties in L/T cases are disfavored by the courts. Rather than a penalty, the appropriate landlord response should be to follow
the seven-day process or possibly to self-remedy with forced placement.<o:p></o:p></span></li></ol>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Mike<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Michael Geo. F. Davis<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Attorney at Law<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">The MGFD Law Firm PA<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Countryside Colonial Center<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">2753 SR 580, Suite 209<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Clearwater, FL 33761-3351<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">P 727-726-1900<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">F 727-726-7440<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">mike@mgfdlaw.com<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif">Primary Eservice: eservice@mgfdlaw.com<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Times New Roman",serif"><a href="http://www.mgfdlaw.com/"><span style="color:windowtext">www.mgfdlaw.com</span></a>
<o:p></o:p></span></p>
<p class="MsoNormal" style="text-autospace:none"><span style="font-family:"Times New Roman",serif"><o:p> </o:p></span></p>
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