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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">I’ll take your second argument/paragraph over your first any day of the week. Otherwise, especially in the commercial leasing world where the space often needs
to be built out first (at either or both parties’ great expense, and specifically for that tenant), such a concept would wreck certainty of contract. <o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Yes, the lease once fully executed has all the necessary elements on its own – offer, acceptance, and mutual consideration, even if for a
<i>future</i> leasehold right. Failure to tender or take possession would be a breach, not a failure of a condition precedent to there actually being a contract.
<o:p></o:p></span></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>Jordan M Brill<br>
<b>Sent:</b> Thursday, April 9, 2020 2:22 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I would argue there is no tenancy created prior to the landlord delivering possession or the start date of the lease and that the tenancy isn’t created by signing the lease.
If you never become a tenant, what is there to terminate? A lease is a contract. A valid and enforceable contract requires offer, acceptance, and consideration…not just a signature. The principals of contract law would then apply. Two parties can sign a
contract and either party may terminate / breach. In signing the standard lease, what consideration is being provided by the landlord to the tenant? The future leasehold interest? The contract does not say what happens to the deposit in the event of a default,
breach, or termination <b>prior to delivery of possession or lease commencement</b>. Since the contract doesn’t say what happens to the security deposit, what principal is being relied on to retain the deposit?
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I guess now that I have talked this over, the argument for a landlord would be that the consideration provided is the future leasehold interest has been conveyed in exchange
for the security deposit, and because the tenant breached the lease (by not making a payment) or anticipatorily breached by terminating prior to the start date, the landlord is entitled to retain the deposit.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><o:p></o:p></p>
<div>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Jordan Marcus Brill, Esq.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Glachman & Brill, P.A.
</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:#1F497D">6421 Congress Ave., Suite 120</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif;color:#1F497D">Boca Raton, FL 33487</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#1F497D">(561)859-0679</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"><a href="mailto:jordan@glachmanbrill.com"><span style="color:#0563C1">jordan@glachmanbrill.com</span></a></span><o:p></o:p></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">
<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> Thursday, April 9, 2020 1:25 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] Evictions still being filed?? / Force Majeure</span><o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">The tenant may have terminated the tenancy but the rent obligation comes from the lease. Just like if you evict someone, you are terminating the tenancy, not
the lease. Am I off on this? </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">There is no auto forfeiture of the security deposit provided for in the statute. Once the lease date begins, if there is no new tenant in there, the tenant owes
rent which of course is not paid, thus can be deducted from the Security Deposit after proper claim letter sent etc</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">If a landlord were to find a new tenant that moved in at the lease start date, I feel the landlord would need to refund the deposit in full.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
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HEIST, WEISSE & WOLK P.A.<br>
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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><span style="font-family:"Arial",sans-serif">harry@evict.com</span></b></a></span><o:p></o:p></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>Jordan M Brill<br>
<b>Sent:</b> Thursday, April 09, 2020 1:13 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure</span><o:p></o:p></p>
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<p class="MsoNormal"> <o:p></o:p></p>
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<p class="MsoNormal" style="margin-bottom:12.0pt">I have always been curious what theory attorneys use to support the position that a landlord is entitled to keep a security deposit, under the standard lease for a residential property, if the tenant terminates
the lease prior to the start of the lease. The landlord has not provided any consideration and not tendered possession of the property. There is no provision in the Florida bar standard residential lease which allows the landlord to retain the security deposit.
This is different from a far bar sale contract which explicitly sets forth what happens in the event of a default with respect to the deposit.<o:p></o:p></p>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt">*sent via mobile phone<br>
<br>
Jordan Marcus Brill, Esq.<br>
6421 Congress Ave., Suite 120<br>
Boca Raton, FL 33487<br>
(561)859-0679<br>
<a href="mailto:jordan@glachmanbrill.com">jordan@glachmanbrill.com</a><br>
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Thank you.<o:p></o:p></p>
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<p class="MsoNormal">On Apr 9, 2020 1:08 PM, <a href="mailto:jeff@eannarinolaw.com">
jeff@eannarinolaw.com</a> wrote:<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Thanks Harry;</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">I sense a judge may not be happy seeing a plaintiff in court trying to extort 2 month rent penalty from a tenant where contract language clearly provides for excusal of an
obligation due to epidemic.</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif"> </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black">Respectfully,</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Calibri",sans-serif;color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:16.0pt;font-family:"Brush Script MT";color:#1F497D">
</span><span style="font-size:16.0pt;font-family:"Jimmy Script";color:#1F497D">Jeff</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:8.0pt;font-family:"Brush Script MT";color:#1F497D"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959">Jeffrey S. Eannarino</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Calibri",sans-serif;color:#595959;letter-spacing:1.8pt">Attorney at Law</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959"><img border="0" width="38" height="38" style="width:.3958in;height:.3958in" id="Picture_x0020_4" src="cid:image009.jpg@01D60E81.16530D40" alt="EBLUE - 25%"><img border="0" width="156" height="38" style="width:1.625in;height:.3958in" id="Picture_x0020_5" src="cid:image010.jpg@01D60E81.16530D40" alt="Email Footer 50%"></span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959"> </span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959">500 S. Australian Ave., Fifth Floor</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959">West Palm Beach, FL 33401</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959">Telephone: (561) 935-9024</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959">Fax: (561) 935-9022</span><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:#595959">Email:
<a href="mailto:Jeff@eannarinolaw.com">Jeff@eannarinolaw.com</a><br>
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eService@eannarinolaw.com</a></span><o:p></o:p></p>
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