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<p class="MsoNormal"><span style="font-size:14.0pt">Group, <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">As to residential landlord and tenant, the COVID eviction rules are going to create a very big litigation mess. Public housing, subsidized housing and Tax Credit properties all have different limitations and
due process requirement which attorneys should challenge in eviction proceedings. Some Courts have considered a 3-day notice
<u>an attempt to collect a debt</u> making FS 559,72 applicable. If landlords begin to charge daily late fees, Usury could become an issue (very harsh penalties). Some daily late fees amount to over 300% interest. If not interest, the late fee would be unenforceable
liquidated damages. There is a duty to act in good faith that has to be considered also.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Remember, these cases will be heard by County Court judges. They all have their own opinion, bias and prejudices. There is a lack of appellate opinions so the judges get away with some outrageous opinions.
Usually the Courts favor Landlord (if you can’t pay get out) but with the COVID epidemic the courts may be more sympathic to tenants. Also remember tenants can’t pay attorney fees but Landlords can and attorneys like myself have received contingent fee multiplies
of 2.0 and 2.5. I would also pick my judge and challenge every clause in the lease just to get a favorable opinion voiding the entire lease. 90% of every lease have lease provisions that are unconscionable or unconstitutional.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Personally, I see that epidemic as a tenant’s attorney’s gold mine.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-family:"Garamond",serif">If you need a response in less than 48 hours please call me at the number below.<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Garamond",serif">Leonard P. Cabral, Esq.<o:p></o:p></span></b></p>
<p class="MsoNormal"><span style="font-family:"Garamond",serif"><a href="mailto:Lenslaw@lenslaw.com"><span style="color:#0563C1">Lenslaw@lenslaw.com</span></a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-family:"Garamond",serif">(407) 324-2200<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><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>Eric Jacobs<br>
<b>Sent:</b> Sunday, April 05, 2020 3:13 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] Three Day Notices - Legal or not?<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Harry<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">The three day not have consequences It sets forth options “…payment of said rent or that you surrender possession…”<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I believe each Circuit sets forth its “holidays”. If they wanted to expand these days to be considered “holidays” I think they could have done that.
All the 3 day notice sets forth is that the monies are owed (which they are) and that the Tenant should either pay or surrender possession which (to me at least) by definition, means they are to voluntarily give back the property without involving the courts.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">While I don’t think we could file an action on a “covered property”, when the order expires, I would think having served the 3 day (not precluded by
the Order), we could without the need to file a new 3 day notice. <o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in">Eric A. Jacobs, J.D., M.B.A.<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">Nexterra Law<o:p></o:p></p>
<p class="MsoNormal" style="margin-left:.5in">Board Certified Real Estate Litigation and Transactional Practice<o:p></o:p></p>
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<p class="MsoNormal" style="margin-left:.5in"><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">
<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>>
<b>On Behalf Of </b>Harry Heist<br>
<b>Sent:</b> Saturday, April 4, 2020 8:50 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] Three Day Notices - Legal or not?<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I feel you are going farther than simply making a demand to pay or surrender but you can’t make them surrender.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">You are giving them a deadline and the consequences.
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">How do you even calculate the Three Days, when, if the courts are closed, that could be construed as a court observed legal holiday?
Every year we call each clerk for their holidays. Some are different. Court closed is kind of a court observed legal holiday.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Here is what our typical Three Day says:<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="font-family:"Arial",sans-serif">YOU ARE HEREBY NOTIFIED THAT YOU ARE INDEBTED TO US IN THE SUM OF:<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="font-family:"Arial",sans-serif"><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="font-family:"Arial",sans-serif">$_________________________________________________________________________________________<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="font-family:"Arial",sans-serif">FOR THE RENT AND USE OF THE ABOVE REFERENCED PREMISES IN xxx COUNTY, FLORIDA, NOW OCCUPIED BY YOU AND THAT WE DEMAND PAYMENT OF SAID RENT OR THAT YOU SURRENDER POSSESSION
OF THE SAID PREMISES WITHIN THREE (3) DAYS (EXCLUDING SATURDAYS, SUNDAYS AND LEGAL HOLIDAYS) FROM THE DATE OF DELIVERY OF THIS NOTICE:
<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="font-family:"Arial",sans-serif"><o:p> </o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="font-family:"Arial",sans-serif">ON OR BEFORE THE __________ DAY OF ___________________________________, 20______.<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><b><span style="font-family:"Arial",sans-serif">YOUR FAILURE TO COMPLY WITH THIS NOTICE MAY RESULT IN EVICTION PROCEEDINGS BEING INSTITUTED AGAINST YOU PURSUANT TO CHAPTER 83 FLORIDA STATUTES.
<o:p></o:p></span></b></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><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>
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Website: <a href="http://www.evict.com/"><span style="color:blue">www.evict.com</span></a>
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Email: <a href="mailto:harry@evict.com"><span style="color:blue">harry@evict.com</span></a></span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><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>Eric Jacobs<br>
<b>Sent:</b> Saturday, April 04, 2020 7:36 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Three Day Notices - Legal or not?<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><o:p> </o:p></p>
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<p class="MsoNormal" style="margin-left:.5in">I don’t agree. You are not threatening but making a demand which you are not prohibited from doing. <o:p></o:p></p>
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<p class="MsoNormal" style="margin-left:.5in"><o:p> </o:p></p>
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<p class="MsoNormal" style="margin-left:.5in">Eric <o:p></o:p></p>
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<p class="MsoNormal" style="margin-left:.5in"><b><span style="font-family:"Calibri",sans-serif">From:</span></b><span style="font-family:"Calibri",sans-serif">
<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 Cary P. Sabol, Esq. <<a href="mailto:csabol@sabollaw.com">csabol@sabollaw.com</a>><br>
<b>Sent:</b> Saturday, April 4, 2020 7:11 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Three Day Notices - Legal or not? <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-family:"Calibri",sans-serif"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="color:black">I would agree with Harry and is what I've been advising. <o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="color:black"><o:p> </o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="color:black">Cary<o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><strong><span style="color:blue">Cary P. Sabol, Esq. J.D. (2001), LLM (2009)</span></strong><span style="color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><strong><span style="color:blue">Law Offices of Cary P. Sabol
</span></strong><span style="color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><strong><span style="color:blue">P.O. Box 15981 | West Palm Beach | Florida | 33416
</span></strong><span style="color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><strong><span style="color:blue">Office: (561) 413-4449</span></strong><span style="color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><strong><span style="color:blue">Cell: (561) 281-2744</span></strong><span style="color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><b><span style="color:#999999">_________________________________________________________________________________________________________________</span></b><span style="color:black"><o:p></o:p></span></p>
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<span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:black">-------- Original Message --------<br>
Subject: [RPPTL LandTen] Three Day Notices - Legal or not?<br>
From: "Harry Heist" <<a href="mailto:harry@evict.com"><span style="color:windowtext">harry@evict.com</span></a>><br>
Date: Sat, April 04, 2020 2:57 pm<br>
To: "'RPPTL Landlord Tenant Committee'" <<a href="mailto:landten@lists.flabarrpptl.org"><span style="color:windowtext">landten@lists.flabarrpptl.org</span></a>><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I am really feeling a normal Three Day Notice which says pay or vacate is not legal on “covered” properties.</span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">How can you threaten someone with something you can’t do by law?</span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Wouldn’t this be like a debt collector threatening a lawsuit on a debt where the statute of limitations has run?</span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">What say the group?</span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Leonard?</span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry</span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="margin-left:.5in"><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><span style="font-family:"Arial",sans-serif;color:blue">www.evict.com</span></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><span style="font-family:"Arial",sans-serif;color:blue">harry@evict.com</span></b></a></span><span style="font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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