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<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">I look at this as a tenant protecting his credit record or unsure that where he has moved will work out. As long as the tenant pays rent or there is prepaid
rent to use, the apartment isn’t abandoned. For presumption of abandonment you need unpaid rent. I don’t see an actual abandonment when rent is being paid. You gave no indication that there was a surrender and the tenant was paying off his post surrender
balance. The tenant has the right to come back and re-occupy as long as he is honoring his lease obligation to pay rent.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">When this happens to my client, I tell my client to contact the tenant and agree (in writing by email), that the tenant gives the landlord permission to change
the locks, to turn the apartment and to re-let it and the tenant will continue to pay rent until re-let. On the day the re-let takes place the tenant and landlord agree that there is an early termination without penalties, liquidated damages or lack of notice
charges. The tenant is only responsible for wear and tear up through the date of the landlord’s turn of apartment (which is fair because the landlord now has control of the apartment). The landlord has any turn damage or cleaning sitting on hold until the
re-let, which starts his 30 days running. The deposit and any unused rent for the month can be used against any claim items.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">I take this approach because the landlord (in this market) wants to re-let at a much higher rent than the current tenant’s rent and the current tenant likely
just wants a good credit record at the apt.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D"><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:#1F497D">Mike<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">Michael Geo. F. Davis<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">Attorney at Law<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">The MGFD Law Firm PA<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">Countryside Colonial Center<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">2753 SR 580, Suite 209, Clearwater, FL 33761-3351<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">P 727-726-1900/F 727-726-7440<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">mike@mgfdlaw.com<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:12.0pt;font-family:"Times New Roman",serif;color:#1F497D">Primary Eservice: eservice@mgfdlaw.com<o:p></o:p></span></p>
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<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> Monday, July 11, 2022 5:09 PM<br>
<b>To:</b> landtencl@lists.flabarrpptl.org; landten@lists.flabarrpptl.org<br>
<b>Subject:</b> Re: [RPPTL Leasing Committee] Common scenario<o:p></o:p></p>
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<p class="MsoNormal"><o:p> </o:p></p>
<p class="MsoNormal"><a name="_Hlk79472557"><span style="font-size:12.0pt;color:navy">I’ve always relied on the “termination” part of the language – which doesn’t occur upon mere abandonment but, instead, upon the later of the end of the term or the earlier
termination at the Landlord’s election or upon agreement for early termination with the tenant.<o:p></o:p></span></a></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy"><o:p> </o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy">To hold otherwise would require a landlord to send back the security deposit before the obligation to maintain has ended, before all the damages are possible
to determine (rent, disrepair from being empty, vandalism, etc…).<o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy"><o:p> </o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy">Just my thoughts.<o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy"><o:p> </o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy">I will give you that the portion of the “disclosure” says “when you move out” instead of “when the lease terminates” – which is one of the reasons I think
the statute needs work. (Along with Section 83.59 indicating a landlord can use it when termination occurs and not when only possession is being retaken per 83.595(2) and where 83.56(3) kind-of indicates that the landlord has the option to “terminate the rental
agreement” but not indicating how the landlord would be able to elect to retake possession by Court process having terminated possession but not the lease as a whole).<o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy"><o:p> </o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy">I could be completely off-base.<o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;color:navy"><o:p> </o:p></span></span></p>
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<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy;background:white">_____________________________________________</span></span><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy"><br>
<b><span style="background:white">Jeremy T. Cranford</span></b></span><span style="color:navy"><o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy;background:white">Attorney, LL.M. (Real Estate Law)</span></span><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy"><br>
<span style="background:white">Board Certified Real Estate Law Specialist</span><br>
<b><span style="background:white">Cranford Law, PL</span></b><br>
</span></span><a href="https://goo.gl/maps/8RGDsAeZaG52Vfdf8"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#0563C1">4458 Legendary Dr., Suite 350, Destin, FL 32541 (Appt. Only)</span></span><span style="mso-bookmark:_Hlk79472557"></span></a><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy"><o:p></o:p></span></span></p>
<p class="MsoNormal"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy;background:white">PO Box 5619, Destin, FL 32540</span></span><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy"><br>
</span></span><a href="tel:8505023353"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#0563C1;background:white">(850) 502-3353</span></span><span style="mso-bookmark:_Hlk79472557"></span></a><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy"><br>
</span></span><a href="mailto:jtcranford@cranford.law"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#0563C1;background:white">jtcranford@cranford.law</span></span><span style="mso-bookmark:_Hlk79472557"></span></a><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy"><br>
</span></span><a href="http://www.cranford.law/"><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:#0563C1;background:white">www.cranford.law</span></span><span style="mso-bookmark:_Hlk79472557"></span></a><span style="mso-bookmark:_Hlk79472557"><span style="font-size:12.0pt;font-family:"Arial",sans-serif;color:navy"><br>
<span style="background:white">Licensed in Florida & Missouri</span><br>
<span style="background:white">_____________________________________________</span><br>
<span style="background:white">This email message is being sent from an Attorney with the law firm of Cranford Law, PL (the “Firm”) who is likely to be acting on behalf of a client thereof. First and because this email is likely to contain confidential and/or
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<p class="MsoNormal"><span style="font-size:12.0pt;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> <a href="mailto:landtencl-bounces@lists.flabarrpptl.org">
landtencl-bounces@lists.flabarrpptl.org</a> <<a href="mailto:landtencl-bounces@lists.flabarrpptl.org">landtencl-bounces@lists.flabarrpptl.org</a>>
<b>On Behalf Of </b>Real Estate Leasing Committee<br>
<b>Sent:</b> Monday, July 11, 2022 3:39 PM<br>
<b>To:</b> <a href="mailto:landten@lists.flabarrpptl.org">landten@lists.flabarrpptl.org</a>;
<a href="mailto:landtencl@lists.flabarrpptl.org">landtencl@lists.flabarrpptl.org</a><br>
<b>Subject:</b> [RPPTL LandTenCL] Common scenario<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">I may have posted this a long time ago but here it is again.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Tenant completely vacates 3 months prior to lease end and has prepaid rent OR continues to pay rent. Landlord is trying to get a replacement tenant and departed tenant has no problem with this.<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">When does the 30 day clock begin for the Notice of Intention to Impose Claim on Deposit?
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt">Portions of statute are below.
<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
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<p class="MsoNormal"><span style="font-size:14.0pt">Harry<o:p></o:p></span></p>
<p class="MsoNormal"><span style="font-size:14.0pt"><o:p> </o:p></span></p>
<p style="margin:0in"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">83.49 ………….. </span></b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p></o:p></span></p>
<p style="margin:0in"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p> </o:p></span></p>
<p style="margin:0in"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">……….THE LANDLORD MUST MAIL YOU NOTICE, WITHIN 30 DAYS AFTER YOU MOVE OUT, OF THE LANDLORD'S INTENT TO IMPOSE A CLAIM AGAINST THE DEPOSIT. <o:p></o:p></span></b></p>
<p style="margin:0in"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p> </o:p></span></b></p>
<p style="margin:0in"><b><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">THIS DISCLOSURE IS BASIC. PLEASE REFER TO PART II OF CHAPTER 83, FLORIDA STATUTES, TO DETERMINE YOUR LEGAL RIGHTS AND OBLIGATIONS………...<o:p></o:p></span></b></p>
<p style="margin:0in"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p> </o:p></span></p>
<p style="mso-margin-top-alt:0in;margin-right:0in;margin-bottom:12.0pt;margin-left:0in">
<span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">(3) The landlord or the landlord's agent may disburse advance rents from the deposit account to the landlord's benefit when the advance rental period commences and without notice to the
tenant. For all other deposits: (a) Upon the vacating of the premises for termination of the lease, if the landlord does not intend to impose a claim on the security deposit, the landlord shall have 15 days to return the security deposit together with interest
if otherwise required, or the landlord shall have 30 days to give the tenant written notice by certified mail to the tenant's last known mailing address of his or her intention to impose a claim on the deposit and the reason for imposing the claim………………<o:p></o:p></span></p>
<p style="margin:0in"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black"><o:p> </o:p></span></p>
<p style="margin:0in"><span style="font-size:10.0pt;font-family:"Arial",sans-serif;color:black">If the landlord fails to give the required notice within the 30-day period, he or she forfeits the right to impose a claim upon the security deposit and may not
seek a setoff against the deposit but may file an action for damages after return of the deposit.
<o:p></o:p></span></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:#1F497D"> <o:p></o:p></span></b></p>
<p class="MsoNormal"><b><span style="font-family:"Arial",sans-serif;color:red"> </span></b> <span style="font-size:10.0pt;font-family:"Times New Roman",serif"><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:black"> </span></b><o:p></o:p></p>
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