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<p class="MsoNormal"><span style="color:navy">I realized something when I finished writing my last email, I’ll state it here:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">In my last email, I said “</span><span style="color:navy">(As to the language of the order itself, I would note that it purports to ‘suspend foreclosure statutes’ but foreclosure itself was a remedy created by the
Court – not by statute – and the statute really only seemed to codify/clarify the requirements and process therefore – so suspension of the statute wouldn’t necessarily prevent the process from proceeding. Indeed, to the extent it is procedural, the legislature
never had the power to enact it without the Court adopting it – so how can the legislature withdraw it without the Court adopting the withdrawal?) (As to eviction, I am under the impression that was statutorily created)”.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">As I understand it, eviction was a statutory creation but served to provide a special path to removing people from real property when that person was on that real property as a tenant. From prior research on the
availability of a jury trial in evictions, I am under the impression that it is considered to have been a corollary to the law of trespass and, therefore, a jury trial is (generally) secured to the parties by the constitution. Consequently, if the executive
purports to ‘suspend’ the eviction statute – perhaps the prior methods (perhaps a trespass action) of obtaining the removal of a tenant with a terminated lease (for nonpayment) remain available.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">I’ve previously seen a corollary to the general law of ‘termination upon beach’ and the eviction statute. The eviction statute provides that the breach must be
<u>material</u> (which is the general standard for general contract ‘termination upon breach’) – but essentially provides (in effect) that non-payment is always material (so long as the statutory notices are given).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">All this being said, it is pretty well academic – we will face a lot of resistance to any residential eviction and it will ordinarily be better to wait it out (though, the more the Governor extends, the more likely
someone is to get tired of waiting).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">In the leasing industry – the inability to utilize the asset for a time is the nature of the value of that property (as opposed to long-term investment). I would enjoy hearing anyone’s constitutional ‘takings’
analysis for the government depriving a landlord of their property by refusing to allow them to proceed with recovering the same. Additionally, the purpose of the suspension is obviously for the ‘public good/welfare’ which is the basis of requiring compensation
for takings – to prevent one person/group for bearing the cost of the public good/welfare.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><br>
Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy">Jeremy T. Cranford<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<div>
<p class="MsoNormal" style="background:white"><span style="color:navy">____________________________________________</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="color:navy">Jeremy T. Cranford</span></b><span style="color:navy">, Attorney, LL.M. (Real Estate)</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">Board Certified Specialist in Real Estate Law</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="color:navy">Ward & Ketchersid, P.A.</span></b><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">1241 Airport Rd., Ste. H, Destin, FL 32541</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">850.837.5507 | Fax: 850.650.9659</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy"><a href="mailto:jcranford@flaattorney.com">jcranford@flaattorney.com</a></span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy"><a href="http://www.flaattorney.com/" target="_blank">www.flaattorney.com</a></span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="color:navy">Licensed in Florida & Missouri</span></b><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">____________________________________________</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">This email message is being sent from an Attorney with the law firm of Ward & Ketchersid, P.A. (the “Firm”) who is likely to be acting on behalf of a client thereof. First and because this
email is likely to contain confidential and/or privileged information, please protect the information contained herein from being accessed or accessible by any other person. Second, if you have any reason to believe you should not have received this email
message, please inform the Firm immediately and delete/destroy all copies hereof. Third and if you are not presently a client of the Firm, unless this email contains a specific statement that you have become a client of the Firm, (1) do not construe anything
within this email message to establish an attorney-client relationship with you and (2) do not disclose any information to the Firm that you would expect the Firm to hold in confidence.<o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">____________________________________________<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b>From:</b> landten-bounces@lists.flabarrpptl.org <landten-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>Jeremy Cranford<br>
<b>Sent:</b> Wednesday, June 3, 2020 10:53 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> [RPPTL LandTen] RPPTL RPLeasing - Executive Order 20-137 & General Concerns With The Purported 'Suspension' by the Governor<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="color:navy">Dear RPPTL RPLeasing Committee Colleagues,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">RE: RPPTL RPLeasing - Executive Order 20-137 & General Concerns With The Purported 'Suspension' by the Governor<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">I imagine almost all of you already know, but I wanted to be certain as I havn’t seen any chatter about it on any of the listservs: The Governor has extended his purported ‘suspension’ of the non-payment eviction
and residential mortgage foreclosure statutes. The new order, EO 20-137 ( </span>
<a href="https://www.flgov.com/wp-content/uploads/orders/2020/EO_20-137.pdf">https://www.flgov.com/wp-content/uploads/orders/2020/EO_20-137.pdf</a><span style="color:navy"> ) purports to extend the ‘suspension’ until July 1.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">I’ve discussed it in other listservs, but since the beginning, I have been highly skeptical of the validity of such a purported ‘suspension’. As a matter of separation of powers, I begin from a base concept that
no part of the executive branch (here, the Governor) can ‘suspend’ legislative enactments. (I’ll leave out martial law for now). (Aside: I also have concerns about circumstances in which the executive chooses or makes it a policy of not complying with/enforcing
legislative enactments – but I’ll leave that discussion for another time though I feel it has led to the current state in which the executive feels empowered to practically-speaking ‘override’ legislative enactments).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">That being said, when the Governor issued Executive Order Number 20-94 (Emergency Management – COVID-19 – Mortgage Foreclosure and Eviction Relief), I wanted to understand the basis on which he asserted his authority
to ‘suspend’ a legislative enactment (“any statute providing for a mortgage foreclosure cause of action” and “any statute providing for an eviction cause of action solely as it relates to non-payment of rent by residential tenants due to the COVID-19 emergency”).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">In that order, the Governor cited to:<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy">1. Article IV, Section (1)(a) of the Florida Constitution (which only purports, generally, to establish/recognize the office of Governor) and<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy">2. Chapter 252, Florida Statutes; and
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy">3. “all other applicable laws”.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">“all other applicable laws” provided me no guidance to investigate the assertion of power. Again, perhaps I am just unaware of additional powers granted in time of emergency generally. The citation to the Florida
Constitution provide me no guidance to investigate the assertion of power. Again, perhaps I am just unaware of additional powers granted in time of emergency generally.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">As a result of my lack of familiarity with ‘all other applicable laws’, the general emergency powers of the office (outside of the statute), and the ‘penumbras’ that might arise from the Florida Constitution article
which purports to recognize the office of Governor, I am going to proceed under the only asserted basis I seem to have a reasonable path to analyze: Chapter 252, F.S.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">Chapter 252, F.S. purports to, in pertinent part (concerning suspension of legislative enactments), delegate from the Legislature to the Governor only a power to “[s]uspend the provisions of any regulatory statute
prescribing the procedures for conduct of state business or the orders or rules of any state agency, if strict compliance with the provisions of any such statute, order, or rule would in any way prevent, hinder, or delay necessary action in coping with the
emergency.” Section 252.36(5)(a), F.S. As best I can tell, this is intended to allow the Governor to ‘cut through procedures’ but not to ‘alter substantive rights’ or to change (or suspend) entitlements. The clearest example of this kind of ‘suspension’ would,
in my view, be competitive bidding requirements preventing the executive from obtaining needed supplies to respond to an emergency.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">Consequently, I don’t think Chapter 252, F.S. authorized
<u>the Governor (the executive)</u> to suspend eviction or foreclosure entitlements or processes.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">(Aside: Of note is that Section 252.33(4), F.S. provides “Nothing in Section 252.31-252.60 shall be construed to: . . . . (4) Limit, modify, or abridge the authority of the Governor to proclaim martial law or exercise
any other powers vested in the Governor under the constitution, statutes, or common law of this state independent of, or in conjunction with, any provisions of ss. 252.31-252.60.”. Hence, it makes clear that, if those powers existed outside of Chapter 252,
the legislature wasn’t purporting to ‘occupy the field’ so as to reduce those powers that were otherwise available.)<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">(As to the language of the order itself, I would note that it purports to ‘suspend foreclosure statutes’ but foreclosure itself was a remedy created by the Court – not by statute – and the statute really only seemed
to codify/clarify the requirements and process therefore – so suspension of the statute wouldn’t necessarily prevent the process from proceeding. Indeed, to the extent it is procedural, the legislature never had the power to enact it without the Court adopting
it – so how can the legislature withdraw it without the Court adopting the withdrawal?) (As to eviction, I am under the impression that was statutorily created).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">I would note, however, that if the Florida
<u>legislature</u> enacted a moratoria, the US Supreme Court has previously permitted the same to survive a constitutional ‘impairment of contract’ challenge (under an analysis I don’t agree with – providing a requirement of ‘substantial impairment’ as opposed
to ‘impairment’). (Please note: ‘impairment of contract’ is not a restriction on Federal legislation, only state legislation – and I can’t really explain (nor understand) why action by the executive taking the form of legislation wouldn’t fit as ‘legislation’
of a State).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy">Jeremy T. Cranford<o:p></o:p></span></p>
<div>
<p class="MsoNormal" style="background:white"><span style="color:navy">____________________________________________</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="color:navy">Jeremy T. Cranford</span></b><span style="color:navy">, Attorney, LL.M. (Real Estate)</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">Board Certified Specialist in Real Estate Law</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="color:navy">Ward & Ketchersid, P.A.</span></b><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">1241 Airport Rd., Ste. H, Destin, FL 32541</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">850.837.5507 | Fax: 850.650.9659</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy"><a href="mailto:jcranford@flaattorney.com">jcranford@flaattorney.com</a></span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy"><a href="http://www.flaattorney.com/" target="_blank">www.flaattorney.com</a></span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><b><span style="color:navy">Licensed in Florida & Missouri</span></b><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">____________________________________________</span><span style="color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">This email message is being sent from an Attorney with the law firm of Ward & Ketchersid, P.A. (the “Firm”) who is likely to be acting on behalf of a client thereof. First and because this
email is likely to contain confidential and/or privileged information, please protect the information contained herein from being accessed or accessible by any other person. Second, if you have any reason to believe you should not have received this email
message, please inform the Firm immediately and delete/destroy all copies hereof. Third and if you are not presently a client of the Firm, unless this email contains a specific statement that you have become a client of the Firm, (1) do not construe anything
within this email message to establish an attorney-client relationship with you and (2) do not disclose any information to the Firm that you would expect the Firm to hold in confidence.<o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="color:navy">____________________________________________<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
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<p class="MsoNormal"><b>From:</b> <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> Wednesday, June 3, 2020 9:50 AM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee' <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> [RPPTL LandTen] Monroe County<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:14.0pt;color:#1F497D">Anyone handle Monroe County for residential evictions (multifamily)?<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 a referral.<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">Thanks! <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>
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