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<p class="MsoNormal">Good afternoon everyone. Please see the attached case and analysis below. Thanks to Michael Gelfand for his usual diligence on caselaw updates and excellent analysis.<o:p></o:p></p>
<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" style="margin-bottom:6.0pt"><span style="font-family:"Times New Roman",serif;font-variant:small-caps">Best regards,<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:6.0pt"><span style="font-family:"Times New Roman",serif;font-variant:small-caps">Brenda B. Ezell, B.C.S.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:6.0pt"><span style="font-size:10.0pt;font-family:"Cambria",serif;color:#1F497D"><img width="63" height="78" style="width:.6562in;height:.8125in" id="Picture_x0020_4" src="cid:image001.jpg@01D70F87.8ACF4500" alt="BCS"></span><o:p></o:p></p>
<p class="MsoNormal" style="margin-bottom:6.0pt"><span style="color:black"><img width="127" height="64" style="width:1.3229in;height:.6666in" id="Picture_x0020_5" src="cid:image002.png@01D70F87.8ACF4500"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria Math",serif">3560 Cardinal Point Drive, Suite 202</span><span style="font-family:"Cambria Math",serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria Math",serif">Jacksonville, FL 32257</span><span style="font-family:"Cambria Math",serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria Math",serif">904.432.3200 (o)</span><span style="font-family:"Cambria Math",serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria Math",serif">904-432-3201 (f)</span><span style="font-family:"Cambria Math",serif"><o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Cambria Math",serif"><a href="http://www.ezellfirmpa.com/"><span style="color:windowtext">www.ezellfirmpa.com</span></a></span><span style="font-family:"Cambria Math",serif"><o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:6.0pt"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:6.0pt"><b><u><span style="font-size:9.0pt;color:#806000">PANDEMIC NOTICE: All CLIENTS AND GUESTS ARE REQUIRED TO WEAR A FACE COVERING TO ENTER THE OFFICE. ONE CAN BE PROVIDED FOR YOUR CONVENIENCE AND OUR SAFETY. WE
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<p class="MsoNormal"><b>From:</b> condomania-bounces@lists.flabarrpptl.org <condomania-bounces@lists.flabarrpptl.org>
<b>On Behalf Of </b>Michael J. Gelfand<br>
<b>Sent:</b> Saturday, February 27, 2021 2:12 PM<br>
<b>To:</b> RPPTL Condominium and Planned Development Committee <condomania@lists.flabarrpptl.org><br>
<b>Subject:</b> [RPPTL-condomania] New Decision: Eviction Moratorium Declared Unconstitutional (Terkel v. C.D.C.)<br>
<b>Importance:</b> High<o:p></o:p></p>
</div>
</div>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;line-height:115%"><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Dear Colleagues<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The
<a href="https://www.cdc.gov/coronavirus/2019-ncov/more/pdf/CDC-Eviction-Moratorium-01292021.pdf">
CDC’s Order declaring a national moratorium on residential eviction</a>s was just declared unconstitutional by a U.S. District Court in
<a href="https://www.law360.com/articles/1359176/attachments/0">Terkel v. C.D.C., Case No. No. 6:20-cv-00564 (E.D. Texas, February 25, 2021).</a>
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<b><u><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The Issue.<o:p></o:p></span></u></b></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The trial court phrased the issue as:<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:.5in;margin-bottom:10.0pt;margin-left:.5in;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">whether a nationwide moratorium on evicting specified tenants is within the limited powers that our Constitution grants to the federal government, namely, its authority to legislate
as necessary and proper to regulate commerce among the several States.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The trial court pointedly commented that the Federal Government’s position was not reliant upon the current pandemic, but was asserted to be available at any time, “open-ended.”<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<b><u><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The Record<o:p></o:p></span></u></b></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The parties agreed that as a facial challenge to the constitutionality of a law this was a pure question of law, no issue of fact, no discovery necessary.
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<b><u><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The Analysis<o:p></o:p></span></u></b></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The decision quickly drew a distinction between a state’s authority to regulate residential foreclosures which is not addressed in the order, as opposed to the Federal Article
I power to regulate commerce. The Federal Government did not assert Article II executive authority.
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The Government asserted only one prong of the commerce clause in support, “activities having a substantial relation to interstate commerce”. The court looked to a four part
test:<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:.5in;margin-bottom:10.0pt;margin-left:.5in;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">(1) the economic character of the intrastate activity;<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:.5in;margin-bottom:10.0pt;margin-left:.5in;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">(2) whether the regulation contains a “jurisdictional element” that may “establish whether the enactment is in pursuance of Congress’ regulation of interstate commerce”;
<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:.5in;margin-bottom:10.0pt;margin-left:.5in;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">(3) any congressional findings regarding the effect of the regulated activity on commerce among the States; and
<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:.5in;margin-bottom:10.0pt;margin-left:.5in;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">(4) attenuation in the link between the regulated intra-state activity and commerce among the States.
<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<i><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">United States v. Morrison</span></i><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">, 529 U.S. 598, 609-13 (2000).<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Applying the test, the court looked at substantial effects of the activity sought to be regulated, evictions in state court, and found that:<o:p></o:p></span></p>
<p class="MsoNormal" style="mso-margin-top-alt:0in;margin-right:.5in;margin-bottom:10.0pt;margin-left:.5in;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">the regulated activity is not the production or use of a commodity that is traded in an interstate market. Rather, the challenged order regulates property rights in buildings—specifically,
whether an owner may regain possession of property from an inhabitant. 86 Fed. Reg. at 8,021 (defining “eviction” as any action “to remove or cause the removal of a covered person from a residential property”). Real estate is inherently local. Residential
buildings do not move across state lines. And eviction is fundamentally the vindication of the property owner’s possessory interest.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Concerning Federal jurisdiction the court questioned whether evictions created an effect on interstate commerce, remarking that there were no Congressional findings. Further,
though a quarantine may prevent interstate commerce, the C.D.C. order was not a quarantine.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The court took care to distinguishing the ability regulate leasing.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">In short, the criminalization of court eviction proceedings to enforce a property right of possession, a first for the Federal Government, invaded an area traditionally regulated
by the states. This unique, first time for this type of regulation, created doubt, if not a presumption that it was inappropriate.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">The court concludes its analysis with “Although the COVID-19 pandemic persists, so does the Constitution.”<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<b><u><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Relief.<o:p></o:p></span></u></b></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Based on representations by the Government that it would “respect the declaratory judgment”, apparently anticipating a recission of the C.D.C. order, the court did not enter
an injunction; but, invited the Plaintiff’s to seek that relief “should defend-ants threaten to depart from the declaratory judgment.”<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<b><u><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Kibitzing
</span></u></b><span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">As a reminder, though this is from a U.S. District Court located in Texas, a U.S. District Court has national wide injunction authority. The Federal Government may seek a stay
pending appeal, if an appeal is sought.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Recognizing that the C.D.C. has had only one business day to react as the time this mini-brief is posted, the C.D.C. website link to the moratorium order does not show a rescission
of the moratorium or any action in regard to the court’s Order. Thus, it is uncertain whether there will be an appeal or a stay.
<a href="https://www.cdc.gov/coronavirus/2019-ncov/covid-eviction-declaration.html">
https://www.cdc.gov/coronavirus/2019-ncov/covid-eviction-declaration.html</a> Likely landlords will be getting ready, but waiting to file for evictions until the C.D.C.’s next step. Certainly after the anticipated recission there will be a flood of filings
which will have many impacts to be discussed later.<o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Though this Order is from a trial court, and precedential value, especially in Florida would be limited, it is interesting that the court found that evictions are not “economic
activity” in the interstate commerce realm. <o:p></o:p></span></p>
<p class="MsoNormal" style="margin-bottom:10.0pt;text-align:justify;line-height:115%">
<span style="font-size:12.0pt;line-height:115%;font-family:"Times New Roman",serif">Best for a safe and healthy weekend.<o:p></o:p></span></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><i><span style="font-size:16.0pt;font-family:"Arial",sans-serif;color:#1F497D"><a href="http://www.gelfandarpe.com/attorney/michael-gelfand/"><span style="color:blue">Michael J. Gelfand</span></a></span></i><i><span style="font-size:16.0pt;color:#1F497D"><o:p></o:p></span></i></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D">Florida Bar Board Certified Attorney:
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Real Estate Law<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:#1F497D"> Condominium & Planned Development Law</span><span style="color:#1F497D"><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">"Assisting Communities to Efficiently Reach Goals"
</span><span style="color:#1F497D"><o:p></o:p></span></p>
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