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Subject: Lessee / Lessor Liens
Date: Wed, 3 Mar 2010 23:14:43 -0500
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Thread-Topic: Lessee / Lessor Liens
Thread-Index: Acq7UaRuYsjO9sS6SxOKdPbh0+QNSQ==
From: "Michael J. Gelfand" <mjgelfand@gelfandarpe.com>
To: "RPPTL Condominium and Planned Development Committee"
	<condomania@lists.flabarrpptl.org>
Cc: "Arthur J. Menor" <AMenor@shutts.com>,
	"Neil B. Shoter" <NShoter@shutts.com>, <SAFrank@arnstein.com>,
	<GMeyer@CarltonFields.com>

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Dear Committee Members

=20

Attached is a duplicate of the Fourth District Court of Appeals decision =
issued this morning in Everglades Electric Supply, Inc., v. Paraiso =
Granite, LLC  The decision will be of immediate interest, especially to =
developer counsel as it relates to the facts.  All of us will be =
interested in the Court's rational.

=20

Cutting to the chase, the Court strictly construed the prophylactic =
anti-lien provisions of s. 713.10 (2007).  As practical matter, as =
construed, one may question whether this statute can provide protection =
to landlords of multi-parcel developments such as shopping centers, =
apartment buildings, or even a condominium associations leasing multiple =
units.

=20

In this case, a shopping center Landlord recorded a 713.10 notice =
reciting a generate lease provision disclaiming liens for tenant =
improvements for the entire shopping center.  The notice did not include =
either the lease itself or a short form of the lease, nor did the notice =
include the no lien provisions of each lease for the shopping center.

=20

The statute reads:

=20

713.10  Extent of liens.-Except as provided in s. 713.12, a lien under =
this part shall extend to, and only to, the right, title, and interest =
of the person who contracts for the improvement as such right, title, =
and interest exists at the commencement of the improvement or is =
thereafter acquired in the real property. When an improvement is made by =
a lessee in accordance with an agreement between such lessee and her or =
his lessor, the lien shall extend also to the interest of such lessor. =
When the lease expressly provides that the interest of the lessor shall =
not be subject to liens for improvements made by the lessee, the lessee =
shall notify the contractor making any such improvements of such =
provision or provisions in the lease, and the knowing or willful failure =
of the lessee to provide such notice to the contractor shall render the =
contract between the lessee and the contractor voidable at the option of =
the contractor. The interest of the lessor shall not be subject to liens =
for improvements made by the lessee when:

=20

(1)  The lease or a short form thereof is recorded in the clerk's office =
and the terms of the lease expressly prohibit such liability; or

(2)  All of the leases entered into by a lessor for the rental of =
premises on a parcel of land prohibit such liability and a notice which =
sets forth the following is recorded by the lessor in the public records =
of the county in which the parcel of land is located:

(a)  The name of the lessor.

(b)  The legal description of the parcel of land to which the notice =
applies.

(c)  The specific language contained in the various leases prohibiting =
such liability.

(d)  A statement that all leases entered into for premises on the parcel =
of land contain the language identified in paragraph (c).

(3)  The lessee is a mobile home owner who is leasing a mobile home lot =
in a mobile home park from the lessor.

=20

Because the notice did not comply with the provisions of subpart (1) or =
(2)  the notice was held to be ineffective. =20

=20

Notably, the court did not address whether the lienor was prejudiced.  =
It would appear that the 713.10 notice was properly recorded so the =
lienor had record notice of the no lien notice and there was no =
prejudice.  In its place the Court, without citing precedent, requires =
strict compliance with the statute.

=20

How far can this go?  The rationale of the decision would appear to =
extend to other documents required by Chapter 713.  For example, the =
rationale supports an argument that a minor technical defect in a =
Chapter 713 claim of lien would invalidate the lien.  Certainly this =
decision provides a clean fine line test, avoiding a trial on the issue =
of prejudice, but is it perhaps a bit too harsh?  Consider also, may =
this decision also be used to invalidate a notice of commencement that =
was not perfect, and if so, then consider the potential problems facing =
an owner! =20

=20

Many thanks to Art Menor for scooting this to me quickly, and in a =
publishable format!!

=20

Michael J. Gelfand

Florida Bar Board Certified Real Estate Attorney

Florida Supreme Court Certified Mediator:

   Civil Circuit Court & Civil County Court

Gelfand & Arpe, P.A. <http://www.gelfandarpe.com/>=20

"Assisting Communities to Efficiently Reach Goals"

Regions Financial Tower, Suite 1220

1555 Palm Beach Lakes Blvd.

West Palm Beach Florida 33401

(561) 655-6224

=20

This communication/transmission is intended only for the use of the =
addressee(s) named above and may contain information that is privileged =
and confidential. Access to this e-mail by anyone else is unauthorized. =
If you are not the intended recipient, you are hereby notified that any =
dissemination, distribution, use or copying of this communication is =
strictly prohibited. If you received this transmission in error, please =
immediately alert the sender by reply e-mail and permanently delete and =
destroy this message and any attachments. To reply to our e-mail =
administrator directly, please send an e-mail to ga@gelfandarpe.com. =
<mailto:ga@gelfandarpe.com.>=20

Nothing contained in this message (including any attachments) shall =
constitute a contract or electronic signature under the Electronic =
Signatures in Global and National Commerce Act, any version of the =
Uniform Electronic Transactions Act or any other statute governing =
electronic transactions. This e-mail does not provide an opinion, nor =
without a fee agreement signed by the firm does this confirm =
representation or counsel.

IRS Circular 230 Notice: To ensure compliance with the requirements =
imposed by the IRS, we inform you that any U.S. tax advice contained in =
this communication (including any attachments) is not intended or =
written to be used, and may not be used, for the purpose of (i) avoiding =
penalties under the Internal Revenue Code or (ii) promoting, marketing =
or recommending to another party any transaction or matter addressed =
herein.

P Please consider the environment before printing this e-mail


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<div class=3DSection1>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Dear
Committee Members<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Attached
is a duplicate of the Fourth District Court of Appeals decision issued =
this
morning in <i>Everglades Electric Supply, Inc., v. Paraiso Granite, =
LLC</i>&nbsp;
The decision will be of immediate interest, especially to developer =
counsel as
it relates to the facts.&nbsp; All of us will be interested in the =
Court&#8217;s
rational.<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Cutting
to the chase, the Court strictly construed the prophylactic anti-lien
provisions of s. 713.10 (2007).&nbsp; As practical matter, as construed, =
one
may question whether this statute can provide protection to landlords of
multi-parcel developments such as shopping centers, apartment buildings, =
or
even a condominium associations leasing multiple =
units.<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>In
this case, a shopping center Landlord recorded a 713.10 notice reciting =
a
generate lease provision disclaiming liens for tenant improvements for =
the
entire shopping center.&nbsp; The notice did not include either the =
lease
itself or a short form of the lease, nor did the notice include the no =
lien
provisions of each lease for the shopping center.<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>The
statute reads:<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:.5in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'>713.10&nbsp;&nbsp;Extent of
liens.&#8212;Except as provided in s. 713.12, a lien under this part =
shall
extend to, and only to, the right, title, and interest of the person who =
contracts
for the improvement as such right, title, and interest exists at the
commencement of the improvement or is thereafter acquired in the real =
property.
When an improvement is made by a lessee in accordance with an agreement =
between
such lessee and her or his lessor, the lien shall extend also to the =
interest
of such lessor. When the lease expressly provides that the interest of =
the
lessor shall not be subject to liens for improvements made by the =
lessee, the
lessee shall notify the contractor making any such improvements of such
provision or provisions in the lease, and the knowing or willful failure =
of the
lessee to provide such notice to the contractor shall render the =
contract
between the lessee and the contractor voidable at the option of the =
contractor.
The interest of the lessor shall not be subject to liens for =
improvements made
by the lessee when:<o:p></o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:.5in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'><o:p>&nbsp;</o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:1.0in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'>(1)&nbsp;&nbsp;The lease or a short =
form
thereof is recorded in the clerk's office and the terms of the lease =
expressly
prohibit such liability; or<o:p></o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:1.0in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'>(2)&nbsp;&nbsp;All of the leases =
entered into
by a lessor for the rental of premises on a parcel of land prohibit such
liability and a notice which sets forth the following is recorded by the =
lessor
in the public records of the county in which the parcel of land is =
located:<o:p></o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:1.5in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'>(a)&nbsp;&nbsp;The name of the =
lessor.<o:p></o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:1.5in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'>(b)&nbsp;&nbsp;The legal description =
of the
parcel of land to which the notice applies.<o:p></o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:1.5in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'>(c)&nbsp;&nbsp;The specific language
contained in the various leases prohibiting such =
liability.<o:p></o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:1.5in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'>(d)&nbsp;&nbsp;A statement that all =
leases
entered into for premises on the parcel of land contain the language =
identified
in paragraph (c).<o:p></o:p></span></p>

<p class=3DMsoNormal style=3D'margin-left:1.0in'><span =
style=3D'font-size:10.0pt;
font-family:"Arial","sans-serif"'>(3)&nbsp;&nbsp;The lessee is a mobile =
home
owner who is leasing a mobile home lot in a mobile home park from the =
lessor.<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Because
the notice did not comply with the provisions of subpart (1) or =
(2)&nbsp; the
notice was held to be ineffective.&nbsp; <o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Notably,
the court did not address whether the lienor was prejudiced.&nbsp; It =
would
appear that the 713.10 notice was properly recorded so the lienor had =
record
notice of the no lien notice and there was no prejudice. &nbsp;In its =
place the
Court, without citing precedent, requires strict compliance with the =
statute.<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>How
far can this go?&nbsp; The rationale of the decision would appear to =
extend to
other documents required by Chapter 713.&nbsp; For example, the =
rationale supports
an argument that a minor technical defect in a Chapter 713 claim of lien =
would invalidate
the lien.&nbsp; Certainly this decision provides a clean fine line test, =
avoiding
a trial on the issue of prejudice, but is it perhaps a bit too =
harsh?&nbsp;
Consider also, may this decision also be used to invalidate a notice of
commencement that was not perfect, and if so, then consider the =
potential
problems facing an owner!&nbsp; <o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Many
thanks to Art Menor for scooting this to me quickly, and in a =
publishable
format!!<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><o:p>&nbsp;</=
o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Michael
J. Gelfand</span><span style=3D'font-size:12.0pt;font-family:"Times New =
Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Florida
Bar Board Certified Real Estate Attorney</span><span =
style=3D'font-size:12.0pt;
font-family:"Times New Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Florida
Supreme Court Certified Mediator:</span><span style=3D'font-size:12.0pt;
font-family:"Times New Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>&nbsp;&nbsp;
Civil Circuit Court &amp; Civil County Court</span><span =
style=3D'font-size:12.0pt;
font-family:"Times New Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'><a
href=3D"http://www.gelfandarpe.com/" =
title=3D"http://www.gelfandarpe.com/"><span
style=3D'color:blue'>Gelfand &amp; Arpe, P.A.</span></a></span><span
style=3D'font-size:12.0pt;font-family:"Times New =
Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>&quot;Assisti=
ng
Communities to Efficiently Reach Goals&quot;</span><span =
style=3D'font-size:12.0pt;
font-family:"Times New Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>Regions
Financial Tower, Suite 1220</span><span =
style=3D'font-size:12.0pt;font-family:
"Times New Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>1555
Palm Beach Lakes Blvd.</span><span =
style=3D'font-size:12.0pt;font-family:"Times New =
Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>West
Palm Beach Florida 33401</span><span =
style=3D'font-size:12.0pt;font-family:"Times New =
Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif"'>(561)
655-6224</span><span style=3D'font-size:12.0pt;font-family:"Times New =
Roman","serif"'><o:p></o:p></span></p>

<p class=3DMsoNormal><span style=3D'font-size:12.0pt;font-family:"Times =
New Roman","serif"'>&nbsp;<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:7.5pt;font-family:"Arial","sans-serif"'>This
communication/transmission is intended only for the use of the =
addressee(s)
named above and may contain information that is privileged and =
confidential.
Access to this e-mail by anyone else is unauthorized. If you are not the
intended recipient, you are hereby notified that any dissemination,
distribution, use or copying of this communication is strictly =
prohibited. If
you received this transmission in error, please immediately alert the =
sender by
reply e-mail and permanently delete and destroy this message and any
attachments. To reply to our e-mail administrator directly, please send =
an
e-mail to <a href=3D"mailto:ga@gelfandarpe.com."
title=3D"mailto:ga@gelfandarpe.com."><span =
style=3D'color:blue'>ga@gelfandarpe.com.</span></a><o:p></o:p></span></p>=


<p class=3DMsoNormal =
style=3D'mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span
style=3D'font-size:7.5pt;font-family:"Arial","sans-serif"'>Nothing =
contained in
this message (including any attachments) shall constitute a contract or
electronic signature under the Electronic Signatures in Global and =
National
Commerce Act, any version of the Uniform Electronic Transactions Act or =
any
other statute governing electronic transactions. This e-mail does not =
provide
an opinion, nor without a fee agreement signed by the firm does this =
confirm
representation or counsel.<o:p></o:p></span></p>

<p class=3DMsoNormal =
style=3D'mso-margin-top-alt:auto;mso-margin-bottom-alt:auto'><span
style=3D'font-size:7.5pt;font-family:"Arial","sans-serif"'>IRS Circular =
230
Notice: To ensure compliance with the requirements imposed by the IRS, =
we
inform you that any U.S. tax advice contained in this communication =
(including
any attachments) is not intended or written to be used, and may not be =
used,
for the purpose of (i) avoiding penalties under the Internal Revenue =
Code or
(ii) promoting, marketing or recommending to another party any =
transaction or
matter addressed herein.<o:p></o:p></span></p>

<p class=3DMsoNormal><span =
style=3D'font-size:24.0pt;font-family:Webdings;
color:olive'>P</span><span =
style=3D'font-size:10.0pt;font-family:"Arial","sans-serif";
color:olive'> </span><span =
style=3D'font-size:10.0pt;font-family:"Tahoma","sans-serif";
color:olive'>Please consider the environment before printing this =
e-mail</span><o:p></o:p></p>

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