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<p class="MsoNormal">Leonard, I am very sorry to hear about your wife. Our thoughts and prayers are with you at this difficult time.<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Neil<o:p></o:p></p>
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</span><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Neil B. Shoter</span></b><span style="font-size:6.0pt;font-family:"Arial",sans-serif;color:black"><br>
</span><i><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">Partner</span></i><span style="font-size:10.0pt">
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<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black">Shutts & Bowen LLP</span></b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:black"><br>
</span><span style="font-size:7.5pt;font-family:"Verdana",sans-serif;color:black">CityPlace Tower, 525 Okeechobee Blvd, Suite 1100</span><span style="font-size:7.5pt">
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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>Leonard Cabral<br>
<b>Sent:</b> Thursday, July 9, 2020 7:02 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] Consumer Lawyer/Insurance regulation lawyer question<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:red">EXTERNAL: This email originated from outside of the SHUTTS email system. Do not respond, click any links or open any attachments unless you trust the sender and know
the content is safe.</span><o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:12.0pt"><o:p> </o:p></p>
<p class="MsoNormal">To those who wished my wife well, today, July 9, 2020, my wife, Mary Kathryn Cabral, died at Apopka Hospital. I will be spending time preparing for her funeral this week.
<o:p></o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Sent from <a href="https://go.microsoft.com/fwlink/?LinkId=550986">
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<p class="MsoNormal"><b><span style="color:black">From:</span></b><span style="color:black">
<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 Leonard Cabral <<a href="mailto:LensLaw@Lenslaw.com">LensLaw@Lenslaw.com</a>><br>
<b>Sent:</b> Monday, June 29, 2020 8:28:48 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] Consumer Lawyer/Insurance regulation lawyer question</span>
<o:p></o:p></p>
<div>
<p class="MsoNormal"> <o:p></o:p></p>
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<p class="xmsonormal">I belong to the National Association of Consumer Advocates <a href="https://www.consumeradvocates.org/">https://www.consumeradvocates.org/</a> They are very hardcore consumer lawyers. The best in the country. Contact them. Someone there
can help. If you have trouble contacting them let me know. I have some personal contact information that I cannot share.<o:p></o:p></p>
<p class="xmsonormal">To complete my bucket list, I am working on filing a class action suit against landlord that will be as big as Yates. I don’t think there is much more for me to complete as a lawyer.
<o:p></o:p></p>
<p class="xmsonormal">The landlords need to be reigned in. It is ridiculous what they are getting away with. There are very few of us let that will fight unfairness in Landlord and Tenant law. If I were 30 years younger I would be dangerous. Right now I have
to worry about the wife who is back in the hospital. <o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal">Leonard <o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal">Sent from <a href="https://go.microsoft.com/fwlink/?LinkId=550986">
Mail</a> for Windows 10<o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="xmsonormal"><b>From: </b><a href="mailto:harry@evict.com">Harry Heist</a><br>
<b>Sent: </b>Monday, June 29, 2020 8:12 PM<br>
<b>To: </b><a href="mailto:landten@lists.flabarrpptl.org">'RPPTL Landlord Tenant Committee'</a><br>
<b>Subject: </b>Re: [RPPTL LandTen] Consumer Lawyer/Insurance regulation lawyer question<o:p></o:p></p>
</div>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">Leonard,</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">They are licensed brokers or sales people working for brokers. At least the ones I work for.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">I did not know there was a consumer listserv.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">I need to get to the bottom of this as I am being asked where my “proof” of illegality is and can’t definitively point to something.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">I called the Florida Department of insurance Regulation a while back and they made one thing clear.
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">If you charge the owner a fee and guaranty that you will pay for lost rent or pet damage for example, this is CLEAR. This is INSURANCE.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">So they are coming up with novel ways of doing it like charging a higher monthly commission and covering it. They create “packages” of things based upon different percentages they will charge
the owner so it is not blatant.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">They now have things like a ‘RESIDENT BENEFIT PACKAGE” or an “OWNERS BENEFIT PACKAGE” where all of this is hidden.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">In the situations I described, it gets more complex, for example they are charging the tenant and then guaranteeing a payment to the owner in the event of damage or rent default.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">This business of charging a fee to the tenant and then “covering” the deposit or damages up to a certain amount is the same thing as insurance BUT, they are claiming that since the OWNER does
not pay, it is not insurance per se.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">They also like to say that they are “guaranteeing the rent/damages” and that “guaranteeing” is NOT the same as “insurance”.
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">I just don’t get how this could be legal or even fair to a tenant by taking advantage of them not having a full deposit, charging them a nonrefundable FEE that they WILL pay each month and this
actually often amounts to a significant amount of money. It exceeds the traditional security deposit and the tenant does not even get it back!!!!!!!</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">I tell them that if the tenant wants to use the security deposit substitute products I mentioned, or the rent guaranty products to owners, like Sure Deposit, Rhino, Obligo, Steady etc this
is most likely legal but even then, SureDeposit was involved in major class action litigation in another state. These are licensed insurance products.
</span><o:p></o:p></p>
<p class="xmsonormal"><a href="https://www.suredeposit.com/Public/default.aspx">https://www.suredeposit.com/Public/default.aspx</a> ,
<a href="https://www.steadymarketplace.com/">https://www.steadymarketplace.com/</a>
<a href="https://leaselock.com/">https://leaselock.com/</a> <a href="https://myobligo.com/">
https://myobligo.com/</a> <a href="https://surevestor.com/">https://surevestor.com/</a>
<o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">The problem I see, is that some are doing this all in house and it just does not pass the smell test. Insurance is insurance.
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">It is becoming a real battle as they all are in associations, they all are on social media and there is a herd mentality of
<b>“he/she does it so it must be legal”</b></span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">There is a movement in the property management business to lower the monthly percentage they charge but then get the owner and the tenant with all kinds of FEES. None of these fees are illegal
per the landlord/tenant law but as we saw in Yates v. Equity, which few people even were around for that case said if it ain’t specifically allowed in the act, it is illegal.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">Few people know that forfeiture of a security deposit or a liquidated damage for lease break was made illegal by Yates v. Equity and then we got it put in the statute so we CAN do it legally.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">Many companies in Florida paid out millions back in 2005 – 2009.
<u>Very few people know how radically the statute was changed.</u> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">Everyone needs to read that decision and understand how the law was changes after it.
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt;color:#15334D;background:white">Babbitt Johnson Osborne And Le Clainche PA
</span></b><span style="font-size:14.0pt;color:#15334D;background:white">most likely<b>
</b>made millions back then off of all the cases. </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#15334D;background:white"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#15334D;background:white">I am very concerned that my clients are going to get nailed and I need to properly advise them.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#15334D;background:white"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#15334D;background:white">If anyone knows a real hard core consumer protection/debtor’s rights lawyer, I want to hire them to get a written opinion.
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D">Harry</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt;color:#1F497D"> </span><o:p></o:p></p>
<div>
<p class="xmsonormal"><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">
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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><o:p></o:p></p>
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<p class="xmsonormal"><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>Leonard Cabral<br>
<b>Sent:</b> Monday, June 29, 2020 7:10 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] Consumer Lawyer/Insurance regulation lawyer question</span><o:p></o:p></p>
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<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal">Hi Harry.<o:p></o:p></p>
<p class="xmsonormal">All property manages must be licensed realtors. My first impression is that it must violate the real estate licensing statute.
<o:p></o:p></p>
<p class="xmsonormal">Leonard P. Cabral, Esq. <o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal">Sent from <a href="https://go.microsoft.com/fwlink/?LinkId=550986">
Mail</a> for Windows 10<o:p></o:p></p>
<p class="xmsonormal"> <o:p></o:p></p>
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<p class="xmsonormal"><b>From: </b><a href="mailto:harry@evict.com">Harry Heist</a><br>
<b>Sent: </b>Monday, June 29, 2020 4:51 PM<br>
<b>To: </b><a href="mailto:landten@lists.flabarrpptl.org">'RPPTL Landlord Tenant Committee'</a>;
<a href="mailto:landtencl@lists.flabarrpptl.org">'RPPTL Landlord Tennant Committee'</a><br>
<b>Subject: </b>[RPPTL LandTen] Consumer Lawyer/Insurance regulation lawyer question<o:p></o:p></p>
</div>
<p class="xmsonormal"> <o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt">Here are 2 more spreading fast.</span></b><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt"> </span></b><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt">Please take the time to read this when you can as it is becoming very common.
</span></b><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="xmsonormal" style="mso-list:l0 level1 lfo3"><span style="font-size:14.0pt"> Tenant is not required to pay a Security Deposit and they are given an optional “method”. Tenant pays a set FEE to the Property magager, more or less than 1/12 of what would
have been the deposit each month as a NONREFUNDABLE FEE and even continues this upon renewals!! Property manager guarantees the property owner an amount equal to what the deposit would have normally been if the tenant damages the place or owes rent (from
property manager’s pocket) and sometimes even an additional month of rent if the tenant defaults.
<b>Property manager pockets the money each month as a FEE. Owner is not even aware of the scheme.
</b></span><o:p></o:p></li></ol>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt">No damages, property manager makes out like a bandit.</span></b><span style="font-size:14.0pt"> Is this legal??? The tenant is paying for the privilege/convenience of not having to pay a security deposit
BUT is not using a licensed product.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt">THIS IS A FORM OF INSURANCE IS IT NOT?
</span></b><span style="font-size:14.0pt">The tenant though is not being “insured”, but the owner is and the property manager is pocketing a large sum of money.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt">This particular scheme preys on people who do not have a security deposit to pay. </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt">The property manager is arguing with me that this is NOT insurance as the OWNER is not paying the “premium”.
</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt">In this situation, a tenant actually could end up paying far more in nonrefundable FEES than if he had paid a normal security deposit and people are eating this up! </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt">Next one:</span></b><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<ol style="margin-top:0in" start="2" type="1">
<li class="xmsonormal" style="mso-list:l0 level1 lfo3"><span style="font-size:14.0pt">Property manager charges a pet fee or pet rent to tenant. Property manager pockets this pet fee or pet rent. If there is pet damage, property manager will pay up to $XXX
for pet damage. THIS IS CLEARLY AN INSURANCE PRODUCT IS IT NOT? No pet damage, property manager makes out like a bandit. Pet damage? Property manager has a limit as to what they will cover.</span><o:p></o:p></li></ol>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt">I am trying to explain why both of these could be insurance, violate the security deposit statute, illegal or an unfair and deceptive trade practice but can’t seem to wrap my head around exactly why.</span></b><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt">Now, <u>there ARE licensed insurance companies that provide this type of service</u>. Obligo, Rhino, Leaselock and SureDeposit are but a few.</span></b><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><u><span style="font-size:14.0pt">THESE above are <b>all done in house</b> and are a HUGE profit center now for some property managers and cost far
<b>more</b> than the licensed products.</span></u><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt">Any real expects out there before some huge class actions start?</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><b><span style="font-size:14.0pt">I am willing to pay for solid advice.
</span></b><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt">Trust me on this. <u>Your single family home managers are beginning to do it and it is increasing their profits dramatically</u>.</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt">The whole fiduciary duty thing is also disturbing. If a property manager has a choice between accepting a tenant who will pay the standard security deposit OR one who wants to pay a nonrefundable FEE each
month to the property manager, who are they going to pick? </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt">Harry</span><o:p></o:p></p>
<p class="xmsonormal"><span style="font-size:14.0pt"> </span><o:p></o:p></p>
<p class="xmsonormal"><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><a href="http://www.evict.com/"><b><span style="font-family:"Arial",sans-serif">www.evict.com</span></b></a><b><span style="font-family:"Arial",sans-serif;color:#1F497D">
<br>
Email: </span></b><a href="mailto:harry@evict.com"><b><span style="font-family:"Arial",sans-serif">harry@evict.com</span></b></a><o:p></o:p></p>
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