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<div>Fair enough . If someone is using something else it’s surely possible they could have a problem </div>
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<div id="divRplyFwdMsg" dir="ltr"><font face="Calibri, sans-serif"><b>From:</b> landten-bounces@lists.flabarrpptl.org <landten-bounces@lists.flabarrpptl.org> on behalf of Harry Heist <harry@evict.com><br>
<b>Sent:</b> Sunday, April 5, 2020 4:29 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee'<br>
<b>Subject:</b> Re: [RPPTL LandTen] Three Day Notices - Legal or not?
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<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Eric,</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Many Three Day Notices have consequences on the notice and address eviction.
</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">You cannot ssume that only the Supreme Court Approved Notice is in use.
</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">There are hundreds of variations of the Three Day in use.
</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">They just have to substantially comply with the statute. </span><span style="font-size:10.0pt; font-family:"Arial","sans-serif"; color:black"> </span><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Harry
</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
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<p class="MsoNormal"><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: <a href="http://www.evict.com/"><span style="color:blue">www.evict.com</span></a>
<br>
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"></span></p>
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<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>Eric Jacobs<br>
<b>Sent:</b> Sunday, April 05, 2020 3:13 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Three Day Notices - Legal or not?</span></p>
</div>
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<p class="MsoNormal"> </p>
<p class="MsoNormal"><span style="font-size:11.0pt; font-family:"Calibri","sans-serif"">Harry</span></p>
<p class="MsoNormal"><span style="font-size:11.0pt; font-family:"Calibri","sans-serif""> </span></p>
<p class="MsoNormal"><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…”</span></p>
<p class="MsoNormal"><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.</span></p>
<p class="MsoNormal"><span style="font-size:11.0pt; font-family:"Calibri","sans-serif""> </span></p>
<p class="MsoNormal"><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. </span></p>
<p class="MsoNormal"><span style="font-size:11.0pt; font-family:"Calibri","sans-serif""> </span></p>
<p class="MsoNormal"><span style="font-size:11.0pt; font-family:"Calibri","sans-serif""> </span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt; font-family:"Calibri","sans-serif""> </span></p>
<p class="MsoNormal">Eric A. Jacobs, J.D., M.B.A.</p>
<p class="MsoNormal">Nexterra Law</p>
<p class="MsoNormal">Board Certified Real Estate Litigation and Transactional Practice</p>
<p class="MsoNormal">AV Rated - Martindale Hubbell</p>
<p class="MsoNormal">1111 Lincoln Road, Suite 801</p>
<p class="MsoNormal">Miami Beach, Florida 33139</p>
<p class="MsoNormal">(954) 929-0679 Telephone</p>
<p class="MsoNormal">(954) 243-3100 Mobile</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>Harry Heist<br>
<b>Sent:</b> Saturday, April 4, 2020 8:50 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?</span></p>
</div>
</div>
<p class="MsoNormal"> </p>
<p class="MsoNormal"><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.</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">You are giving them a deadline and the consequences.
</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><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.</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Here is what our typical Three Day says:</span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif"">YOU ARE HEREBY NOTIFIED THAT YOU ARE INDEBTED TO US IN THE SUM OF:</span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif""> </span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif"">$_________________________________________________________________________________________</span></b></p>
<p class="MsoNormal"><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:
</span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif""> </span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial","sans-serif"">ON OR BEFORE THE __________ DAY OF ___________________________________, 20______.</span></b></p>
<p class="MsoNormal"><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.
</span></b></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
<div>
<p class="MsoNormal"><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: <a href="http://www.evict.com/"><span style="color:blue">www.evict.com</span></a>
<br>
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"></span></p>
<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.</span><span style="font-size:11.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D"> </span></p>
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<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"">
<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?</span></p>
</div>
</div>
<p class="MsoNormal"> </p>
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<p class="MsoNormal"> </p>
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<p class="MsoNormal">I don’t agree. You are not threatening but making a demand which you are not prohibited from doing. </p>
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<p class="MsoNormal"> </p>
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<p class="MsoNormal">Eric </p>
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<p class="MsoNormal"><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? </span></p>
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<p class="MsoNormal"><span style="color:black">I would agree with Harry and is what I've been advising. </span></p>
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<p class="MsoNormal"><span style="color:black"> </span></p>
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<p class="MsoNormal"><span style="color:black">Cary</span></p>
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<p class="MsoNormal"><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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<p class="MsoNormal"><strong><span style="color:blue">Law Offices of Cary P. Sabol
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<p class="MsoNormal" style="margin-bottom:12.0pt"><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>></span></p>
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<p class="MsoNormal"><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"></span></p>
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<p class="MsoNormal"><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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<p class="MsoNormal"><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"></span></p>
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<p class="MsoNormal"><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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<p class="MsoNormal"><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"></span></p>
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<p class="MsoNormal"><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"></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt; font-family:"Calibri","sans-serif"; color:#1F497D">Leonard?</span><span style="font-family:"Verdana","sans-serif"; color:black"></span></p>
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<p class="MsoNormal"><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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<p class="MsoNormal"><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"></span></p>
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<p class="MsoNormal" style=""><span style="font-size:11.0pt"><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870" target="_blank"><span style="font-size:10.0pt; font-family:"Calibri","sans-serif"; color:#1F497D; text-decoration:none"><img border="0" width="37" height="37" id="Picture_x0020_1" src="cid:image003.png@01D60B66.7B449430"></span></a></span></p>
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<p class="MsoNormal" style=""><b><span style="font-size:11.0pt; 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></p>
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<p class="MsoNormal"><span style="font-size:10.0pt; font-family:"Verdana","sans-serif"; color:black">_______________________________________________<br>
landten mailing list<br>
<a href="mailto:landten@lists.flabarrpptl.org"><span style="color:blue">landten@lists.flabarrpptl.org</span></a><br>
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