<div dir="ltr"><div>First, just to piggy-back off Jordan, 83.48 permits prevailing party fees in any civil action and specifically precludes the waiver of attorney's fees between Landlord and Tenant and that would lend the argument for attorney's fees easier even in an arbitration.</div><div><br></div><div>The way I see it is you can make a good argument that you are <b><i>permitted to</i></b> agree to arbitrate but you definitely cannot agree to preclude filing suit.</div><div><br></div>While the Florida Supreme Court's <i>Raymond James</i> decision that rightfully recognizes that "civil action or proceeding" involves arbitration, here Section 83.49(3)(c) specifically says:<div><br clear="all"><div><div dir="ltr" class="gmail_signature" data-smartmail="gmail_signature"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div dir="ltr"><div><span class="gmail-Number" style="font-family:"Trebuchet MS";font-size:13.3333px;line-height:1.5em;margin:0px;padding:0px;color:rgb(0,0,128);text-indent:13.3333px">(c) </span><span class="gmail-Text gmail-Intro gmail-Justify" style="font-family:"Trebuchet MS";font-size:13.3333px;line-height:1.5em;margin:0px;padding:0.1em;display:inline;text-align:justify;color:rgb(0,0,128);text-indent:13.3333px">If either party institutes an action in a court of competent jurisdiction to adjudicate the party’s right to the security deposit, the prevailing party is entitled to receive his or her court costs plus a reasonable fee for his or her attorney. The court shall advance the cause on the calendar.</span></div><div><br></div><div> It's not a different meaning, use, or application of words -- it's different words being used here.<br></div><div><br></div><div dir="ltr"><div style="font-size:small">Another way to look at the situation is to say that <b><i>even if </i></b>you can arbitrate, the agreement to arbitrate could not preclude 83.49(3)(c)'s express right to attorney's fees for winning a lawsuit because it says <i style="font-weight:bold">if</i> you institute an action in a court of competent jurisdiction the prevailing party gets attorney's fees. So you can choose to have arbitration as an option but that just would not preclude someone from opting out and filing suit instead.</div><div style="font-size:small"><br></div><div style="font-size:small">egel Laurent, ESQ.<br><i><b>Laurent Law Office, P.L.</b></i></div><div style="font-size:small">930 South State Road 7</div><div style="font-size:small">Plantation, FL 33317</div><div style="font-size:small">Phone: <a value="+13059684642" style="color:rgb(17,85,204)">786. 453. 7198</a> // Fax: <a value="+17862336169" style="color:rgb(17,85,204)">786.233.6169</a><br></div><div style="font-size:small"></div><div style="font-size:small"><br><span style="color:black;font-family:Tahoma;font-size:10pt">Email Confidentiality</span> <span style="color:black;font-family:Tahoma;font-size:10pt">Privileged/Confidential Information may be contained in this message. </span></div><div style="font-size:small"><span style="color:black;font-family:Tahoma;font-size:10pt">If you are not the addressee indicated in this message (or responsible for delivery of the message to such person), you may not copy or send this message to anyone. In such case, you should destroy this message and kindly notify the sender by reply e-mail. </span></div><div style="font-size:small"><br></div><div style="font-size:small">Debt collection disclosure: a portion of our firm’s practice involves the collection of debts on behalf of our client(s). If you are someone against whom our client(s) has a claim, please be aware that this communication is from a debt collector as defined by law and any information obtained will be used for that purpose. </div></div></div></div></div></div></div></div></div></div></div></div></div><br></div></div><br><div class="gmail_quote"><div dir="ltr" class="gmail_attr">On Tue, Dec 8, 2020 at 7:54 AM RPPTL Real Estate Leasing Committee <<a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>> wrote:<br></div><blockquote class="gmail_quote" style="margin:0px 0px 0px 0.8ex;border-left:1px solid rgb(204,204,204);padding-left:1ex">
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<p class="MsoNormal"><span style="font-size:18pt;color:rgb(31,73,125)">Good points Jordan, but the Florida Supreme Court has ruled (admittedly with regard to a different statute section) that a “civil action or proceeding” encompasses arbitration (see attached).<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:18pt;color:rgb(31,73,125)">This one is not clear but my best guess is that you can arbitrate the issue; the question of whether you would get prevailing party fees is even murkier.<u></u><u></u></span></p>
<p class="MsoNormal"><span style="font-size:18pt;color:rgb(31,73,125)"><u></u> <u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:12pt;color:rgb(96,99,173)">Manuel Farach</span></b><span style="font-size:9pt;font-family:"Times New Roman",serif;color:rgb(31,73,125)"><br>
</span><span style="font-size:9pt;color:rgb(48,53,63)">Attorney at Law</span><span style="font-size:12pt;font-family:"Times New Roman",serif;color:rgb(31,73,125)"><u></u><u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:9pt;color:rgb(48,53,63)"><a href="mailto:mfarach@mcglinchey.com" target="_blank">mfarach@mcglinchey.com</a></span></b><span style="font-size:9pt;color:rgb(48,53,63)"><br>
One E Broward Blvd, Ste 1400, Fort Lauderdale, FL 33301<br>
T (954) 356-2528 F (954) 756-8064</span><span style="font-size:12pt;font-family:"Times New Roman",serif;color:rgb(31,73,125)"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:8pt;color:rgb(110,108,116)">Alabama California Florida Louisiana Massachusetts Mississippi New York Ohio Tennessee Texas Washington, DC</span><span style="font-size:12pt;font-family:"Times New Roman",serif;color:rgb(31,73,125)"><u></u><u></u></span></p>
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<p class="MsoNormal"><span style="font-size:18pt;color:rgb(31,73,125)"><u></u> <u></u></span></p>
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<p class="MsoNormal" style="margin-left:0.5in"><b>From:</b> <a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Tuesday, December 08, 2020 7:41 AM<br>
<b>To:</b> <a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a><br>
<b>Subject:</b> Re: [RPPTL Leasing Committee] Arbitration clause for Sec Dep Disputes<u></u><u></u></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:0.5in"><u></u> <u></u></p>
<p class="MsoNormal" style="margin-left:0.5in">I do not believe the issue can be decided by arbitration, and that if it was in the lease, the provision would be unenforceable.
<u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><u></u> <u></u></p>
<p class="MsoNormal" style="margin-left:0.5in">Section 83.47(1)(a) provides that a "provision in a rental agreement is void and unenforceable to the extent that it . . . [p]urports to waive or preclude the rights, remedies, or requirements set forth" in the
Act. <u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in">83.47(1)(b) renders a provision unenforceable if it “[p]urports to limit or preclude any liability of the landlord to the tenant or of the tenant to the landlord, arising under law.”<u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><u></u> <u></u></p>
<p class="MsoNormal" style="margin-left:0.5in">Section 83.54 states that "[a]ny right or duty declared" in the Act "is enforceable by civil action."<u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><u></u> <u></u></p>
<p class="MsoNormal" style="margin-left:0.5in">Best,<u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><u></u> <u></u></p>
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<p class="MsoNormal" style="margin-left:0.5in"><span style="font-size:14pt;color:rgb(31,73,125)">Jordan Marcus Brill, Esq.</span><u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><span style="color:rgb(31,73,125)">Glachman & Brill, P.A.
</span><u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><span style="font-size:12pt;color:rgb(31,73,125)">6421 Congress Ave., Suite 120</span><u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><span style="font-size:12pt;color:rgb(31,73,125)">Boca Raton, FL 33487</span><u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><span style="color:rgb(31,73,125)">(561)859-0679</span><u></u><u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><a href="mailto:jordan@glachmanbrill.com" target="_blank"><span style="color:rgb(5,99,193)">jordan@glachmanbrill.com</span></a><u></u><u></u></p>
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<p class="MsoNormal" style="margin-left:0.5in"><b>From:</b> <a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">
landten-bounces@lists.flabarrpptl.org</a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Tuesday, December 8, 2020 7:07 AM<br>
<b>To:</b> <a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a><br>
<b>Subject:</b> Re: [RPPTL Leasing Committee] Arbitration clause for Sec Dep Disputes<u></u><u></u></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:0.5in"><u></u> <u></u></p>
<p class="MsoNormal" style="margin-left:0.5in"><span style="font-size:18pt;color:rgb(31,73,125)">There’s no prohibition on the issue being decided by arbitration, but the prevailing party will probably not get their attorney’s fees in an arbitration proceeding. 83.49(3)(c)
reads:<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-left:0.5in"><span style="font-size:18pt;color:rgb(31,73,125)"><u></u> <u></u></span></p>
<p class="MsoNormal" style="margin-left:0.5in"><span class="gmail-m_-8838608237829499068number"><span style="font-size:10pt;font-family:"Trebuchet MS",sans-serif;color:navy;background:white">(c) </span></span><span class="gmail-m_-8838608237829499068text"><span style="font-size:10pt;font-family:"Trebuchet MS",sans-serif;color:navy;background:white">If
either party institutes an action in a court of competent jurisdiction to adjudicate the party’s right to the security deposit, the prevailing party is entitled to receive his or her court costs plus a reasonable fee for his or her attorney. The court shall
advance the cause on the calendar.</span></span><span style="font-size:18pt;color:rgb(31,73,125)"><u></u><u></u></span></p>
<p class="MsoNormal" style="margin-left:0.5in"><span style="font-size:18pt;color:rgb(31,73,125)"><u></u> <u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:12pt;color:rgb(96,99,173)">Manuel Farach</span></b><span style="font-size:9pt;font-family:"Times New Roman",serif;color:rgb(31,73,125)"><br>
</span><span style="font-size:9pt;color:rgb(48,53,63)">Attorney at Law</span><span style="font-size:12pt;font-family:"Times New Roman",serif;color:rgb(31,73,125)"><u></u><u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:9pt;color:rgb(48,53,63)"><a href="mailto:mfarach@mcglinchey.com" target="_blank">mfarach@mcglinchey.com</a></span></b><span style="font-size:9pt;color:rgb(48,53,63)"><br>
One E Broward Blvd, Ste 1400, Fort Lauderdale, FL 33301<br>
T (954) 356-2528 F (954) 756-8064</span><span style="font-size:12pt;font-family:"Times New Roman",serif;color:rgb(31,73,125)"><u></u><u></u></span></p>
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<p class="MsoNormal"><b><span style="font-size:9pt;color:rgb(31,73,125)"><a href="https://www.mcglinchey.com/people/manuel-farach" target="_blank"><span style="color:rgb(21,146,134)">bio</span></a></span></b><b><span style="font-size:9pt;color:rgb(21,146,134)"> |
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<p class="MsoNormal"><span style="font-size:8pt;color:rgb(110,108,116)">Alabama California Florida Louisiana Massachusetts Mississippi New York Ohio Tennessee Texas Washington, DC</span><span style="font-size:12pt;font-family:"Times New Roman",serif;color:rgb(31,73,125)"><u></u><u></u></span></p>
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<p class="MsoNormal" style="margin-left:1in"><b>From:</b> <a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">
landten-bounces@lists.flabarrpptl.org</a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Monday, December 07, 2020 9:56 PM<br>
<b>To:</b> <a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a><br>
<b>Subject:</b> Re: [RPPTL Leasing Committee] Arbitration clause for Sec Dep Disputes<u></u><u></u></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:1in"><u></u> <u></u></p>
<p class="MsoNormal" style="margin-left:1in">I would argue that the statute states that either party may bring suit not that either party may arbitrate.
<u></u><u></u></p>
<p class="MsoNormal" style="margin-left:1in"><u></u> <u></u></p>
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<p class="MsoNormal" style="margin-left:1in"><span style="font-family:"Times New Roman",serif">Leonard P. Cabral, Esq.<u></u><u></u></span></p>
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<p class="MsoNormal" style="margin-left:1in"><u></u> <u></u></p>
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<p class="MsoNormal" style="margin-left:1in"><b>From:</b> <a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">
landten-bounces@lists.flabarrpptl.org</a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank">landten-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Monday, December 7, 2020 5:31 PM<br>
<b>To:</b> 'RPPTL Landlord Tenant Committee' <<a href="mailto:landten@lists.flabarrpptl.org" target="_blank">landten@lists.flabarrpptl.org</a>><br>
<b>Subject:</b> [RPPTL Leasing Committee] Arbitration clause for Sec Dep Disputes<u></u><u></u></p>
</div>
</div>
<p class="MsoNormal" style="margin-left:1in"><u></u> <u></u></p>
<p class="MsoNormal" style="margin-left:1in"><span style="font-size:14pt;color:rgb(31,73,125)">A property manager is asking me why an arbitration clause can’t be put in a residential lease for Security Deposit disputes and I basically don’t know the answer.<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-left:1in"><span style="font-size:14pt;color:rgb(31,73,125)"><u></u> <u></u></span></p>
<p class="MsoNormal" style="margin-left:1in"><span style="font-size:14pt;color:rgb(31,73,125)">Is this because the law does not provide for it in 83.49? I have never seen one.
<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-left:1in"><span style="font-size:14pt;color:rgb(31,73,125)"><u></u> <u></u></span></p>
<p class="MsoNormal" style="margin-left:1in"><span style="font-size:14pt;color:rgb(31,73,125)">Anyone?<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-left:1in"><span style="font-size:14pt;color:rgb(31,73,125)"><u></u> <u></u></span></p>
<p class="MsoNormal" style="margin-left:1in"><span style="font-size:14pt;color:rgb(31,73,125)">Harry<u></u><u></u></span></p>
<p class="MsoNormal" style="margin-left:1in"><span style="font-size:14pt;color:rgb(31,73,125)"><u></u> <u></u></span></p>
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<p class="MsoNormal" style="margin-left:1in"><b><span style="font-family:Arial,sans-serif;color:rgb(31,73,125)">LAW OFFICES OF
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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:rgb(31,73,125)"><a href="http://www.evict.com/" target="_blank"><b><span style="font-family:Arial,sans-serif">www.evict.com</span></b></a></span><b><span style="font-family:Arial,sans-serif;color:rgb(31,73,125)">
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Email: </span></b><span style="color:rgb(31,73,125)"><a href="mailto:harry@evict.com" target="_blank"><b><span style="font-family:Arial,sans-serif">harry@evict.com</span></b></a></span><b><span style="font-family:Arial,sans-serif;color:rgb(31,73,125)"><u></u><u></u></span></b></p>
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