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<p class="MsoNormal"><span style="color:navy">Dear 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 Leasing Committee] Unlawful Detainer Eviction - Issuing Summons to Unknown Occupant/John Doe<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’m sorry if my thoughts on this come as a shock to anyone – I would support an ‘unknown’ occupant clarification in Chapter 49. That said, I am uncertain if any of the requirements of Chapter 49 can actually be
removed and still comply with the requirements of due process.<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 addressed this issue as it pertains to the context of mortgage foreclosure cases and I’ve encountered this issue a fair amount concerning landlord/tenant cases – but not yet had to litigate it out on the landlord/tenant
side.<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’ve seen it, this issue mostly resolves itself only because the unknown occupant leaves either (a) once a judgment is issued against the tenant who had a rental agreement with the landlord or (b) once the writ
of possession is issued which directs the sheriff to put the plaintiff in possession.<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">This isn’t to say that the foregoing is adequate to actually bind the unknown occupant – only to say that the Plaintiff usually manages to obtain actual possession at that point.<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">With a pure squatter (not a guest/invitee/sublessee/assignee of a prior tenant), the practical problem is that the question then arises as to whether it is actually permissible to bind a “john doe”.<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 best I can tell from quite some history of looking into this issue over and over again,
<u>unless you have a particular statute</u>, you cannot use “john doe” or “unknown party” joinder or service based thereon. For that
<u>general</u> point, I’ve attached:<o:p></o:p></span></p>
<ol style="margin-top:0in" start="1" type="1">
<li class="MsoListParagraph" style="color:navy;margin-left:0in;mso-list:l0 level1 lfo1">
<i>Grantham v. Blount</i>, 683 So.2d 538 (Fla. 2<sup>nd</sup> DCA 1996);<o:p></o:p></li><li class="MsoListParagraph" style="color:navy;margin-left:0in;mso-list:l0 level1 lfo1">
<i>Gilliam v. Smart</i>, 809 So.2d 905 (Fla. 1<sup>st</sup> DCA 2002);<o:p></o:p></li></ol>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="color:navy">However, it is <u>perhaps</u> permissible to name an unknown party, later amend to correct the name, then serve (though at least one commentary suggests the Sheriff can add the name – but I don’t see how that complies
with any statute or <i>Grantham</i> or <i>Gilliam</i>’s logic). Fla. Jur. Process s 11 (attached).<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">Whether found in the Florida Constitution or Federal Constitution, there are baseline obligations to provide adequate notice and opportunity. Some discussion of federal or multistate rules indicates possible processes
that could comply with the baseline constitutional requirements so long as a statute permits it. Am. Jur. Process s 68 (attached).<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">So, the question then is whether a Florida statute permits it. Generally speaking, unless you are aware of another statute, I look to Chapter 49 (Constructive Service of Process) which permits, in certain types
of cases, the use of unknown party practice but requires a process (including diligent search and inquiry and the filing of a (truthful) affidavit of diligent search and inquiry) and leaves the potential for collateral attack on the diligent search and inquiry.
(however, again, once you practically obtain possession the likelihood of a squatter or successor-in-interest to the tenant is relatively unlikely).
<a href="https://www.flsenate.gov/Laws/Statutes/2018/Chapter49/All"><span style="color:windowtext">https://www.flsenate.gov/Laws/Statutes/2018/Chapter49/All</span></a><o:p></o:p></span></p>
<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
<p class="MsoNormal"><u><span style="color:navy">I will absolutely grant you</span></u><span style="color:navy">, that people
<u>succeed</u> at using ‘unknown party’ practice without fulfilling the requirements all the time. That doesn’t make it legally sufficient – it just means they succeed as a matter of practicality. Because the party dispossessed has so little ‘skin’ in the
situation or so few resources to resist – it just practically rarely gets challenged by anyone prepared to spend the time and effort to bring the issue squarely before the Court so that the Court can address it on the merits of the arguments – and, perhaps,
break the Court away from having just ‘seen it happen’ so often that they don’t want to consider the underlying merits.<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>
<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>
<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>
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<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>
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<p class="MsoNormal"><span style="color:navy"><o:p> </o:p></span></p>
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<div style="border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in">
<p class="MsoNormal"><b>From:</b> landten-bounces@lists.flabarrpptl.org <landten-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Friday, January 8, 2021 9:05 AM<br>
<b>To:</b> landten@lists.flabarrpptl.org<br>
<b>Cc:</b> Ryan Purvis <Ryan@kfernandezlaw.com><br>
<b>Subject:</b> Re: [RPPTL Leasing Committee] Unlawful Detainer Eviction - Issuing Summons to Unknown Occupant/John Doe<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<div>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:black">I also agree that there should be legislation to fix this issue because without it, people are essentially given free reign to just take over other's property.
And the reality is, if you leave people without a legal remedy, it's only a matter of time before they resort to self help. I'm seeing more and more face to face physical confrontations between property owners/landlords and tenants/squatters and other self
help actions because the court system is just not working.<o:p></o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:black"><o:p> </o:p></span></p>
</div>
<div>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:black">On a similar note, PBC will issue Summons to Unknown but the Sheriff will not execute a Writ unless there is a name, so essentially the same problem. I can't
see how it's fair or in the public interest to allow squatters to take over. And in reality, it's usually the smaller private property owners who suffer because it's pretty difficult to break into a big apartment community, so it's the mom and pops that are
suffering from this.<o:p></o:p></span></p>
</div>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:black">Let's work together to get this fixed.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:black">Cary<o:p></o:p></span></p>
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<p class="MsoNormal"><strong><span style="font-size:12.0pt;color:blue">Cary P. Sabol, Esq. J.D. (2001), LLM (2009)</span></strong><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:black"><o:p></o:p></span></p>
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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: Re: [RPPTL Leasing Committee] Unlawful Detainer Eviction -<br>
Issuing Summons to Unknown Occupant/John Doe<br>
From: RPPTL Real Estate Leasing Committee<br>
<<a href="mailto:landten@lists.flabarrpptl.org"><span style="color:windowtext">landten@lists.flabarrpptl.org</span></a>><br>
Date: Fri, January 08, 2021 9:55 am<br>
To: <<a href="mailto:landten@lists.flabarrpptl.org"><span style="color:windowtext">landten@lists.flabarrpptl.org</span></a>><br>
Cc: "'Ryan Purvis'" <<a href="mailto:Ryan@kfernandezlaw.com"><span style="color:windowtext">Ryan@kfernandezlaw.com</span></a>><o:p></o:p></span></p>
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<div>
<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana",sans-serif;color:#1F497D">It’s actually a big problem and may get worse soon.
</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana",sans-serif;color:#1F497D">We have people calling us a lot where they have no clue who the people are in the house. We refer them to another lawyer.
</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Verdana",sans-serif;color:#1F497D">Harry Heist</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:12.0pt;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:12.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><a href="http://www.evict.com/" target="_blank"><b><u><span style="font-family:"Arial",sans-serif;color:blue">www.evict.com</span></u></b></a></span><b><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D">
<br>
Email: </span></b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><a href="mailto:harry@evict.com" target="_blank"><b><u><span style="font-family:"Arial",sans-serif;color:blue">harry@evict.com</span></u></b></a></span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">From:</span></b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">
<a href="mailto:landten-bounces@lists.flabarrpptl.org"><u><span style="color:blue">landten-bounces@lists.flabarrpptl.org</span></u></a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org"><u><span style="color:blue">landten-bounces@lists.flabarrpptl.org</span></u></a>>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Friday, January 08, 2021 7:05 AM<br>
<b>To:</b> <a href="mailto:landten@lists.flabarrpptl.org"><u><span style="color:blue">landten@lists.flabarrpptl.org</span></u></a><br>
<b>Cc:</b> Ryan Purvis <<a href="mailto:Ryan@kfernandezlaw.com"><u><span style="color:blue">Ryan@kfernandezlaw.com</span></u></a>><br>
<b>Subject:</b> Re: [RPPTL Leasing Committee] Unlawful Detainer Eviction - Issuing Summons to Unknown Occupant/John Doe<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">Brenda<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">I suggest that you appoint a few good lawyers to draft legislation. I would suggest Mark Brown to Chair the committee. He Chaired the legislation committee on
Unlawful Detainer. The other approach would be to ask for an attorney general’s opinion.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A">Thank You,</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A">Roland “Chip” Waller</span></b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A">Esquire
</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A">Direct: 727-836-8515</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A">Office: 727-847-2288
</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A">Fax: 727-848-4183</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:#1F497D">E-service:
<a href="mailto:pleadings@rdwaller.com" target="_blank"><u><span style="color:#0563C1">pleadings@rdwaller.com</span></u></a></span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:#1F497D">Hearings:
<a href="mailto:hearings@rdwaller.com" target="_blank"><u><span style="color:#0563C1">hearings@rdwaller.com</span></u></a></span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><a href="mailto:Roland.Waller@rdwaller.com" target="_blank"><b><u><span style="font-size:14.0pt;font-family:"Bookman Old Style",serif;color:blue">Roland.Waller@rdwaller.com</span></u></b></a></span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><u><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#EA161E">COVID-19 NOTICE:</span></u></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#EA161E"> Our Firm has taken significant precautions to
ensure as sterile an office environment as possible for our employees, clients and colleagues. If you are not feeling well, we ask that you please
<b><u>not </u></b>visit our office at this time. Additionally, even if you are not symptomatic but you have recently traveled to areas where the virus is more prevalent, we likewise request you abstain from visiting our offices at this time. Instead, please
contact our office to make alternative arrangements for your transaction or matter. We will do whatever we can to accommodate you. Thank you.</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">Florida Bar Board Certified Real Estate Attorney</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">Fellow, American College of Real Estate Lawyers</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:#1F497D"> </span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:#1F497D"><img border="0" width="78" height="88" style="width:.8125in;height:.9166in" id="Picture_x0020_3" src="cid:image006.png@01D6E5A0.14BEB960"><img border="0" width="239" height="90" style="width:2.4895in;height:.9375in" id="Picture_x0020_1" src="cid:image007.jpg@01D6E5A0.14BEB960"></span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><a name="_Hlk465259511"></a><span style="font-size:10.0pt;font-family:"Verdana",sans-serif;color:#1F497D"> </span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">From:</span></b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank"><u><span style="color:blue">landten-bounces@lists.flabarrpptl.org</span></u></a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank"><u><span style="color:blue">landten-bounces@lists.flabarrpptl.org</span></u></a>>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Thursday, January 7, 2021 2:56 PM<br>
<b>To:</b> <a href="mailto:landten@lists.flabarrpptl.org" target="_blank"><u><span style="color:blue">landten@lists.flabarrpptl.org</span></u></a><br>
<b>Cc:</b> Ryan Purvis <<a href="mailto:Ryan@kfernandezlaw.com" target="_blank"><u><span style="color:blue">Ryan@kfernandezlaw.com</span></u></a>><br>
<b>Subject:</b> Re: [RPPTL Leasing Committee] Unlawful Detainer Eviction - Issuing Summons to Unknown Occupant/John Doe<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:.5in"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">We ran into a the same issue last week with a property in Okaloosa County. The Clerk of Court told us we can file a Motion with the judge
to order the Summons to John Doe/Unknown Occupant, but that the sheriff would not execute the Writ of Possession. We then called the Civil Process department at the sheriff’s and the representative told us that the sheriff will not serve a Writ of Possession
on John Doe/Unknown Occupant.</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:.5in"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"> </span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" style="text-indent:.5in"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">
</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060"> </span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Kristopher E. Fernandez, Esquire</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Florida Bar Board Certified Real Estate Attorney</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">114 S. Fremont Avenue</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">Tampa, FL 33606</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">(813) 832-6340</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">(813) 601-3257 (after hours)</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060">(813) 251-0438 (fax)</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">From:</span></b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">
<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank"><u><span style="color:blue">landten-bounces@lists.flabarrpptl.org</span></u></a> <<a href="mailto:landten-bounces@lists.flabarrpptl.org" target="_blank"><u><span style="color:blue">landten-bounces@lists.flabarrpptl.org</span></u></a>>
<b>On Behalf Of </b>RPPTL Real Estate Leasing Committee<br>
<b>Sent:</b> Thursday, January 7, 2021 2:41 PM<br>
<b>To:</b> <a href="mailto:landten@lists.flabarrpptl.org" target="_blank"><u><span style="color:blue">landten@lists.flabarrpptl.org</span></u></a><br>
<b>Subject:</b> [RPPTL Leasing Committee] Unlawful Detainer Eviction - Issuing Summons to Unknown Occupant/John Doe<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black">Hello all,</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black">Does anyone know of any quick case law to support issuing a summons to an Unknown Occupant/John Doe in an eviction context? I.e., something in the case law
or Rules to support not naming a Defendant, when their name isn’t known?</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black">A client in Alachua is dealing with a squatter, and sent it to our firm as an unlawful detainer eviction. As we do in all other counties, we filed naming the
Defendant as “Unknown Occupant” since the property doesn’t know who is inside.</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black">While all other counties have processed our past cases against “Unknown Occupant” without issue, the Alachua clerk refused to issue a summons. They stated that
they could only issue a summons against a named person. I talked to the clerk, then the clerk’s supervisor, and then the General Counsel for the Clerk. All gave me the same answer, that it was against the law to issue a summons against an unnamed party.</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black">When I said that every other county issued eviction summons against “Unknown Occupant” without any pushback, the General Counsel said that every other county
was in violation of the law and civil procedure. When I asked how my client is supposed to file against a squatter they don’t know the General Counsel said that all other unlawful detainers they filed listed a named person, and I was the first person to ever
bring this issue up to them.</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black"> </span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black">The General Counsel also sent me their memo on Unknown Persons summonses, which is below. It cites one case. I Shephardized their case and it is still good
law, however it was a case for money damages. My first thought was that the eviction for possession only is technically just against the premises, not the actual person, so that could be a way to distinguish. I haven’t been able to find anything exactly
on point.</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal" align="center" style="text-align:center"><b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">SUMMONSES ON UNKNOWN PERSONS PROCEDURE</span></b><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"> <o:p></o:p></span></p>
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<p class="MsoNormal" style="text-align:justify"><span style="font-size:14.0pt;font-family:"Verdana",sans-serif;color:black">Effective January 15, 2009. the Clerk’s Office established its policy of not issuing summonses on and unknown persons. This is based
on research determining the Clerk’s Office has no authority to issue a summons on an unknown person or a John/Jane Doe as a John Doe complaint does not commence an action against the real party. See
<u>Grantham v. Blount, Inc.</u>, 683 So.2d 538 (2d DCA 1996), (“we choose to treat a John Doe complaint in the same manner we treat a complaint that contains a substantially incorrect identification of the defendant and hold that it does not commence an action
against the real party”).</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black">Thanks in advance for the help,</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Goudy Old Style",serif;color:black">Matt</span><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">Matthew Siegel, Esq.<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">Countryside Colonial Center<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">2753 SR 580, Suite 209<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">Clearwater, FL 33761-3351<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">P 727-726-1900<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">F 727-726-7440<o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"><a href="mailto:matt@mgfdlaw.com" target="_blank"><u><span style="color:windowtext">matt@mgfdlaw.com</span></u></a><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black">Primary Eservice:
<u><a href="mailto:eservice@mgfdlaw.com" target="_blank"><span style="color:windowtext">eservice@mgfdlaw.com</span></a></u><o:p></o:p></span></p>
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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Verdana",sans-serif;color:black"> <o:p></o:p></span></p>
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