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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-size:14.0pt;color:#1F497D'>The additional interest is certainly allowed as all it is would be notification of a lapse. “Additional interest” and “additional insured” are very different,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>I have many of the same questions as Mike.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>Interestingly, please see the bill that was introduced in 2014 but never went anywhere which almost makes it an “assumption” that renters insurance can be mandated.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>At the time, there were 3 states that specifically stated that renters insurance could be required but Florida law has always been silent on this.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>I have this nagging question as to whether the landlord can require renter’s insurance that has the liability coverage in it for damage to the owner’s property, like fires or floods, or if it is limited to the more basic policies which only cover the tenant’s personal property. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>Some managers are including renters insurance in the rent amount and buying this insurance on behalf of the tenant. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>In the mortgage world, if there is a lapse in insurance, the bank can pay for the insurance and charge the homeowner.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>Please see the attached that many managers use where I never felt comfortable saying it was legal or not. <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>Harry<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><div><p class=MsoNormal><b><span style='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='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'> <br>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'><o:p></o:p></span></b></p><table class=MsoNormalTable border=0 cellpadding=0 align=left width="100%" style='width:100.0%;margin-left:6.75pt;margin-right:6.75pt;margin-bottom:7.75pt'><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=MsoTableGrid border=0 cellspacing=0 cellpadding=0 width=360 style='width:3.75in;border-collapse:collapse;border:none'><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:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870"><span style='font-size:10.0pt;color:#1F497D;text-decoration:none'><img border=0 width=37 height=37 id="Picture_x0020_1" src="cid:image002.png@01D58A99.3A8016C0"></span></a><span style='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:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-size:12.0pt;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:"Times New Roman","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%'><span style='font-size:10.0pt;line-height:115%;font-family:"Times New Roman","serif";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-size:12.0pt;line-height:115%;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='color:#1F497D'><o:p> </o:p></span></p></div><p class=MsoNormal><span style='font-size:14.0pt;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>Mike Davis<br><b>Sent:</b> Thursday, October 24, 2019 6:12 PM<br><b>To:</b> 'landten@lists.flabarrpptl.org'<br><b>Subject:</b> [RPPTL LandTen] Landlord Mandated Insurance<o:p></o:p></span></p></div></div><p class=MsoNormal><o:p> </o:p></p><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><p class=MsoNormal style='margin-left:.5in;text-indent:-.25in;mso-list:l1 level1 lfo3'><![if !supportLists]><span style='font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>1)<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><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></p><p class=MsoNormal style='margin-left:.5in;text-indent:-.25in;mso-list:l1 level1 lfo3'><![if !supportLists]><span style='font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>2)<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><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></p><p class=MsoNormal style='margin-left:.5in;text-indent:-.25in;mso-list:l1 level1 lfo3'><![if !supportLists]><span style='font-family:"Times New Roman","serif"'><span style='mso-list:Ignore'>3)<span style='font:7.0pt "Times New Roman"'> </span></span></span><![endif]><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></p><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 lfo6'><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 lfo6'><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 lfo6'><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"'><a href="mailto:mike@mgfdlaw.com">mike@mgfdlaw.com</a><o:p></o:p></span></p><p class=MsoNormal><span style='font-family:"Times New Roman","serif"'>Primary Eservice: <a href="mailto:eservice@mgfdlaw.com">eservice@mgfdlaw.com</a><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><p class=MsoNormal><i><span style='font-size:10.0pt;font-family:"Times New Roman","serif"'>The information transmitted is intended only for the person or entity to which it is addressed and may contain confidential and/or privileged material. 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