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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Dear Colleagues,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">This is the problem with statutory forms, they get created with only one circumstance in mind and, as soon as any unusual circumstance arises, they are insufficiently
flexible.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">The statutory form requirements do, however, say “substantially in the following form” in most cases.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">In this case, perhaps (just an idea, no promises or guarantees) one could add the following underlined language into the statutory form “you are indebted to me<u>,
without limitation,</u> in the sum of ___ dollars for the rent and use<u>, during the period from ___ to ___,</u> of the premises ____, Florida, now occupied by you . . . .” is sufficiently proximate so as to be “substantially” in the statutory form.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Then, one notice has one period and the other notice has the other period.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">I will tell you that I’ve (a few times) run into circumstances where I am sending a 3-day notice for rent under threat of termination (on day 4), a 7-day notice
for noncompliance to comply under threat of termination (on day 8 if compliance doesn’t occur), and a 15-day-prior-to-new-rental-month notice of termination (at the moment of the end of the given month).<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">In those instances, I’ve typically included language in each cross-referencing the others and stating how there are separate notices coming and would, each, reflect
different potential terminations and times therefore.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Maybe I did it wrong – but I thought it was the right thing to do.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Sincerely,<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Jeremy T. Cranford<o:p></o:p></span></p>
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<p class="MsoNormal" style="background:white"><b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Jeremy T. Cranford</span></b><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">, Attorney, LL.M. (Real Estate)</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><o:p></o:p></span></p>
<p class="MsoNormal" style="background:white"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:navy">Board Certified Specialist in Real Estate Law</span><span style="font-size:11.0pt;font-family:"Calibri",sans-serif;color:black"><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>Mike Davis<br>
<b>Sent:</b> Friday, July 24, 2020 3:37 PM<br>
<b>To:</b> RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org><br>
<b>Subject:</b> Re: [RPPTL LandTen] CARES and August rent<o:p></o:p></span></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal">Wouldn’t implied or actual waiver be a defense any rent due not claimed on a 3Day? It indicates rent due on that date of $x, and when once paid, tenant gets a 30Day with additional prior rent due. FCCPA issues - not good faith mistake
but intentionally misrepresenting rent due to mislead the tenant/debtor into paying.
<span style="font-size:11.0pt"><o:p></o:p></span></p>
<div>
<p class="MsoNormal" style="margin-bottom:12.0pt">Mike Davis<o:p></o:p></p>
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<p class="MsoNormal">Sent from my iPhone<o:p></o:p></p>
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<p class="MsoNormal"><br>
<br>
<o:p></o:p></p>
<blockquote style="margin-top:5.0pt;margin-bottom:5.0pt">
<p class="MsoNormal" style="margin-bottom:12.0pt">On Jul 24, 2020, at 1:00 PM, Jennifer Garner <<a href="mailto:jennifer@jenniferagarner.com">jennifer@jenniferagarner.com</a>> wrote:<o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Tahoma",sans-serif"></span> <span style="font-size:11.0pt;font-family:"Calibri",sans-serif">
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:11.0pt;font-family:"Calibri",sans-serif">Couldn’t it be a collection violations by confusing the borrower with two notices at the same time? It would probably be safer to hold the thirty day notice until they either
do or don’t comply with the three day. If they don’t comply you don’t need the thirty day and if they do comply then you serve them with the 30 day notice.</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"><i><span style="font-size:16.0pt;font-family:"Edwardian Script ITC";color:#404040"> </span></i><o:p></o:p></p>
<p class="MsoNormal"><i><span style="font-size:16.0pt;font-family:"Edwardian Script ITC";color:#404040">Jennifer A. Garner, Esq.</span></i><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif">2224 Ashley Oaks Circle, Suite 101</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif">Phone: (727) 386-9654 Fax: (813) 482-9492</span><o:p></o:p></p>
<p class="MsoNormal"><span style="font-family:"Calibri",sans-serif"><a href="http://www.jenniferagarner.com/"><span style="color:blue">www.JenniferAGarner.com</span></a>
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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> Friday, July 24, 2020 12:01 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] CARES and August rent</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">It is a bit concerning to have 2 notices out there with different expiration dates.</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">I lost a case once where they served the bad check letter and the Three Day at the same time.</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">End dates conflicted.</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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<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>Cary P. Sabol, Esq.<br>
<b>Sent:</b> Friday, July 24, 2020 11:15 AM<br>
<b>To:</b> RPPTL Landlord Tenant Committee<br>
<b>Subject:</b> Re: [RPPTL LandTen] CARES and August rent</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="color:black">I agree with both of those statements. I don't see any reason a landlord cannot file an eviction based on rent due for a later month and ignore previous months due. At this point, by the time you get a hearing,
it's likely the 30 day period for the prior months will have expired as well.</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="color:black">Cary</span><o:p></o:p></p>
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<p class="MsoNormal"><strong><span style="color:blue">Cary P. Sabol, Esq. J.D. (2001), LLM (2009)</span></strong><o:p></o:p></p>
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<p class="MsoNormal"><strong><span style="color:blue">Law Offices of Cary P. Sabol
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<blockquote style="border:none;border-left:solid blue 1.5pt;padding:0in 0in 0in 6.0pt;margin-left:6.0pt;margin-top:5.0pt;margin-bottom:5.0pt" id="replyBlockquote">
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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] CARES and August rent<br>
From: "Harry Heist" <<a href="mailto:harry@evict.com"><span style="color:windowtext">harry@evict.com</span></a>><br>
Date: Fri, July 24, 2020 10:55 am<br>
To: "'RPPTL Landlord Tenant Committee'" <<a href="mailto:landten@lists.flabarrpptl.org"><span style="color:windowtext">landten@lists.flabarrpptl.org</span></a>></span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Is it the consensus of the group that on CARES properties, August rent is to be put on the normal Three Day Notice and rent July 26 and prior would need to be
on a Thirty Day Notice?</span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">If this is the case, suppose a landlord were to put July and June on a Thirty Day and then August is put on a Three Day. Could we proceed on the Three Day for
the August rent with the Thirty Day hanging out there? </span><o:p></o:p></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Calibri",sans-serif;color:#1F497D">Harry</span><o:p></o:p></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="https://urldefense.proofpoint.com/v2/url?u=http-3A__www.evict.com_&d=DwMFaQ&c=euGZstcaTDllvimEN8b7jXrwqOf-v5A_CdpgnVfiiMM&r=GkeHNC8oNbYtVQqJpoZOE_OG2kTkrbT7XJGTK_y4Y4U&m=mXbFlCwCn-7vKcWW5deDfGZxz-ILuckLcqEmeDqA_mE&s=ED12eqCHX59XlD8EQSbQrVKPvgthlyHBYh1QwX-FnlA&e=" 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">
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