<html xmlns:v="urn:schemas-microsoft-com:vml" xmlns:o="urn:schemas-microsoft-com:office:office" xmlns:w="urn:schemas-microsoft-com:office:word" xmlns:m="http://schemas.microsoft.com/office/2004/12/omml" xmlns="http://www.w3.org/TR/REC-html40"><head><META HTTP-EQUIV="Content-Type" CONTENT="text/html; charset=us-ascii"><meta name=Generator content="Microsoft Word 15 (filtered medium)"><!--[if !mso]><style>v\:* {behavior:url(#default#VML);}
o\:* {behavior:url(#default#VML);}
w\:* {behavior:url(#default#VML);}
.shape {behavior:url(#default#VML);}
</style><![endif]--><style><!--
/* Font Definitions */
@font-face
{font-family:"Cambria Math";
panose-1:2 4 5 3 5 4 6 3 2 4;}
@font-face
{font-family:Calibri;
panose-1:2 15 5 2 2 2 4 3 2 4;}
@font-face
{font-family:"Bookman Old Style";
panose-1:2 5 6 4 5 5 5 2 2 4;}
@font-face
{font-family:"Goudy Old Style";
panose-1:2 2 5 2 5 3 5 2 3 3;}
/* Style Definitions */
p.MsoNormal, li.MsoNormal, div.MsoNormal
{margin:0in;
margin-bottom:.0001pt;
font-size:11.0pt;
font-family:"Calibri",sans-serif;}
a:link, span.MsoHyperlink
{mso-style-priority:99;
color:blue;
text-decoration:underline;}
span.EmailStyle20
{mso-style-type:personal-reply;
font-family:"Calibri",sans-serif;
color:#1F497D;
font-weight:normal;
font-style:normal;
text-decoration:none none;}
.MsoChpDefault
{mso-style-type:export-only;
font-size:10.0pt;}
@page WordSection1
{size:8.5in 11.0in;
margin:1.0in 1.0in 1.0in 1.0in;}
div.WordSection1
{page:WordSection1;}
--></style><!--[if gte mso 9]><xml>
<o:shapedefaults v:ext="edit" spidmax="1026" />
</xml><![endif]--><!--[if gte mso 9]><xml>
<o:shapelayout v:ext="edit">
<o:idmap v:ext="edit" data="1" />
</o:shapelayout></xml><![endif]--></head><body lang=EN-US link=blue vlink=purple><div class=WordSection1><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'>It’s actually a big problem and may get worse soon. <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'>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. <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 Heist<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><table class=MsoNormalTable border=0 cellpadding=0 align=left width="100%" style='width:100.0%;margin-left:6.75pt;margin-right:6.75pt;margin-bottom:7.75pt'><tr style='height:19.9pt'><td width="16%" rowspan=2 style='width:16.3%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><table class=MsoTableGrid border=0 cellspacing=0 cellpadding=0 width=360 style='width:3.75in;border-collapse:collapse;border:none'><tr><td width=64 valign=top style='width:48.3pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><a href="https://www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870"><span style='font-size:10.0pt;color:#1F497D;text-decoration:none'><img border=0 width=37 height=37 style='width:.3854in;height:.3854in' id="_x0000_i1029" src="cid:image005.png@01D6E5A4.5CBC7460"></span></a><span style='color:#1F497D'><o:p></o:p></span></p></td><td width=296 valign=top style='width:221.7pt;padding:0in 5.4pt 0in 5.4pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-size:12.0pt;font-family:"Arial",sans-serif;color:#1F497D'><br></span></b><b><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Visit us on Facebook</span></b><span style='font-size:10.0pt;font-family:"Times New Roman",serif;color:#1F497D'><o:p></o:p></span></p></td></tr></table></td><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.9pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%'><span style='font-size:10.0pt;line-height:115%;font-family:"Times New Roman",serif;color:#1F497D'><o:p> </o:p></span></p></td></tr><tr style='height:19.85pt'><td width="82%" valign=bottom style='width:82.74%;padding:1.5pt 1.5pt 1.5pt 1.5pt;height:19.85pt'><p class=MsoNormal style='mso-margin-top-alt:auto;mso-margin-bottom-alt:auto;line-height:115%;mso-element:frame;mso-element-frame-hspace:9.0pt;mso-element-wrap:around;mso-element-anchor-vertical:paragraph;mso-element-anchor-horizontal:margin;mso-element-top:4.55pt;mso-height-rule:exactly'><b><span style='font-size:12.0pt;line-height:115%;font-family:"Arial",sans-serif;color:#1F497D'><o:p> </o:p></span></b></p></td></tr></table><p class=MsoNormal><span style='font-size:7.5pt;font-family:"Arial",sans-serif;color:#1F497D'>THIS E-MAIL MESSAGE IS CONFIDENTIAL, ATTORNEY-CLIENT PRIVILEGED, AND INTENDED FOR THE PERSONS NAMED ABOVE ONLY. ALL OTHER USE, COPYING, OR DISTRIBUTION IS STRICTLY PROHIBITED.<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p></div><p class=MsoNormal><span style='font-size:14.0pt;color:#1F497D'><o:p> </o:p></span></p><div><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 08, 2021 7:05 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><p class=MsoNormal>Brenda<o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>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></p><p class=MsoNormal><o:p> </o:p></p><div><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'>Thank You,<o:p></o:p></span></p><p class=MsoNormal><b><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'>Roland “Chip” Waller<o:p></o:p></span></b></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'>Esquire <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'>Direct: 727-836-8515<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'>Office: 727-847-2288 <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'>Fax: 727-848-4183<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>E-service: <a href="mailto:pleadings@rdwaller.com"><span style='color:#0563C1'>pleadings@rdwaller.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'>Hearings: <a href="mailto:hearings@rdwaller.com"><span style='color:#0563C1'>hearings@rdwaller.com</span></a><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'><o:p> </o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><a href="mailto:Roland.Waller@rdwaller.com"><b><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif'>Roland.Waller@rdwaller.com</span></b></a></span><b><span style='font-size:14.0pt;font-family:"Bookman Old Style",serif;color:#1F497D'><o:p></o:p></span></b></p><p class=MsoNormal><span style='color:#1F497D'><img border=0 width=360 height=214 style='width:3.75in;height:2.2291in' id="_x0000_i1025" src="cid:image006.png@01D6E5A4.5CBC7460"><o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><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><o:p></o:p></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><b><span style='font-size:10.0pt;color:#1F497D'><a href="https://search.google.com/local/writereview?placeid=ChIJFSKLui2QwogR_-nzH5X23hc"><span style='color:#0563C1'>Leave us a review</span></a><o:p></o:p></span></b></p><p class=MsoNormal style='margin-left:.25in'><span style='font-size:10.0pt;font-family:"Bookman Old Style",serif;color:#4E343A'><o:p> </o:p></span></p><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='color:#1F497D'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D'>Fellow, American College of Real Estate Lawyers<o:p></o:p></span></p><p class=MsoNormal><span style='color:#1F497D'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D'><img border=0 width=72 height=89 style='width:.75in;height:.927in' id="Picture_x0020_2" src="cid:image007.jpg@01D6E5A4.5CBC7460"> </span><span style='color:#1F497D'><img border=0 width=78 height=88 style='width:.8125in;height:.9166in' id="Picture_x0020_3" src="cid:image008.png@01D6E5A4.5CBC7460"><img border=0 width=239 height=90 style='width:2.4895in;height:.9375in' id="Picture_x0020_1" src="cid:image009.jpg@01D6E5A4.5CBC7460"><o:p></o:p></span></p><p class=MsoNormal><a name="_Hlk465259511"></a><span style='font-size:10.0pt;color:#1F497D'><o:p> </o:p></span></p></div><p class=MsoNormal><o:p> </o:p></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><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>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">landten@lists.flabarrpptl.org</a><br><b>Cc:</b> Ryan Purvis <<a href="mailto:Ryan@kfernandezlaw.com">Ryan@kfernandezlaw.com</a>><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><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.<o:p></o:p></span></p><p class=MsoNormal style='text-indent:.5in'><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'><o:p> </o:p></span></p><p class=MsoNormal style='text-indent:.5in'><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'> <o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'><o:p> </o:p></span></p><div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>Kristopher E. Fernandez, Esquire<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>Florida Bar Board Certified Real Estate Attorney<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>114 S. Fremont Avenue<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>Tampa, FL 33606<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>(813) 832-6340<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>(813) 601-3257 (after hours)<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>(813) 251-0438 (fax)<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'>NOTICE: This email (including any attachments) is covered by the Electronic Communications Privacy Act, 18 U.S.C. Sections 2510-2521, is confidential and legally privileged. If you are not the intended recipient, you are hereby notified that any retention, distribution or copying of this communication is strictly prohibited. Please reply to the sender that you received the message in error and then delete it. Thank you.</span><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D'><o:p></o:p></span></p></div><p class=MsoNormal><span style='font-size:10.0pt;font-family:"Arial",sans-serif;color:#002060'><o:p> </o:p></span></p><div><div style='border:none;border-top:solid #E1E1E1 1.0pt;padding:3.0pt 0in 0in 0in'><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>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">landten@lists.flabarrpptl.org</a><br><b>Subject:</b> [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><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'>Hello all,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'>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?<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'>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.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'>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.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'>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.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'>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.<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'><o:p> </o:p></span></p><p class=MsoNormal align=center style='text-align:center'><b><span style='font-size:12.0pt'>SUMMONSES ON UNKNOWN PERSONS PROCEDURE</span></b><span style='font-size:12.0pt'><o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt'><o:p> </o:p></span></p><p class=MsoNormal style='text-align:justify'><span style='font-size:14.0pt'>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>, <span style='color:black'>683 So.2d 538 (2d DCA 1996)</span>, (“<span style='color:black'>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”).<o:p></o:p></span></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'>Thanks in advance for the help,<o:p></o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'><o:p> </o:p></span></p><p class=MsoNormal><span style='font-size:12.0pt;font-family:"Goudy Old Style",serif'>Matt<o:p></o:p></span></p><p class=MsoNormal><o:p> </o:p></p><p class=MsoNormal>Matthew Siegel, Esq.<o:p></o:p></p><p class=MsoNormal>Countryside Colonial Center<o:p></o:p></p><p class=MsoNormal>2753 SR 580, Suite 209<o:p></o:p></p><p class=MsoNormal>Clearwater, FL 33761-3351<o:p></o:p></p><p class=MsoNormal>P 727-726-1900<o:p></o:p></p><p class=MsoNormal>F 727-726-7440<o:p></o:p></p><p class=MsoNormal><a href="mailto:matt@mgfdlaw.com"><span style='color:windowtext'>matt@mgfdlaw.com</span></a><o:p></o:p></p><p class=MsoNormal>Primary Eservice: <u><a href="mailto:eservice@mgfdlaw.com"><span style='color:windowtext'>eservice@mgfdlaw.com</span></a></u><o:p></o:p></p><p class=MsoNormal><o:p> </o:p></p></div></body></html>