I agree with Deborah. David Weisman Partner Board Certified Real Estate Lawyer Greenspoon Marder LLP 200 E. Broward Blvd., Suite 1800 Fort Lauderdale, FL 33301 Phone 954-491-1120 Ext. 1015 Direct Phone 954-343-6941 David.Weisman@gmlaw.com<mailto:David.Weisman@gmlaw.com> www.GMlaw.com<http://www.gmlaw.com/> [gm-horizontal-bw_nolaw2 (2)] From: landten-bounces@lists.flabarrpptl.org <landten-bounces@lists.flabarrpptl.org> On Behalf Of Deborah Marks Sent: Thursday, April 9, 2020 3:29 PM To: RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org> Subject: Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure Once the landlord has executed a lease they have taken the property off the market. They have foregone the potential to lease it to others. They frequently have obligated themselves to pay a broker a commission. They have performed before the tenant moves in. I do think landlords are entitled to the deposit unless their actions directly have created the situation where the tenant could not move in. Deborah Marks, PLLC 18495 S. Dixie Highway Ste 134 Miami, FL 33157 305-372-9400 deborahmarkslaw@gmail.com<mailto:deborahmarkslaw@gmail.com> deborah@deborahmarks.law<mailto:deborah@deborahmarks.law> synergy928@aol.com<mailto:synergy928@aol.com> On Thu, Apr 9, 2020 at 3:12 PM Gregory R. Haney <GHaney@trenam.com<mailto:GHaney@trenam.com>> wrote: I’ll take your second argument/paragraph over your first any day of the week. Otherwise, especially in the commercial leasing world where the space often needs to be built out first (at either or both parties’ great expense, and specifically for that tenant), such a concept would wreck certainty of contract. Yes, the lease once fully executed has all the necessary elements on its own – offer, acceptance, and mutual consideration, even if for a future leasehold right. Failure to tender or take possession would be a breach, not a failure of a condition precedent to there actually being a contract. [Trenam Law][trenam.com]<https://urldefense.com/v3/__https:/www.trenam.com/__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fTHW4rWQ$> GREGORY R. 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From: landten-bounces@lists.flabarrpptl.org<mailto:landten-bounces@lists.flabarrpptl.org> <landten-bounces@lists.flabarrpptl.org<mailto:landten-bounces@lists.flabarrpptl.org>> On Behalf Of Jordan M Brill Sent: Thursday, April 9, 2020 2:22 PM To: RPPTL Landlord Tenant Committee <landten@lists.flabarrpptl.org<mailto:landten@lists.flabarrpptl.org>> Subject: Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure I would argue there is no tenancy created prior to the landlord delivering possession or the start date of the lease and that the tenancy isn’t created by signing the lease. If you never become a tenant, what is there to terminate? A lease is a contract. A valid and enforceable contract requires offer, acceptance, and consideration…not just a signature. The principals of contract law would then apply. Two parties can sign a contract and either party may terminate / breach. In signing the standard lease, what consideration is being provided by the landlord to the tenant? The future leasehold interest? The contract does not say what happens to the deposit in the event of a default, breach, or termination prior to delivery of possession or lease commencement. Since the contract doesn’t say what happens to the security deposit, what principal is being relied on to retain the deposit? I guess now that I have talked this over, the argument for a landlord would be that the consideration provided is the future leasehold interest has been conveyed in exchange for the security deposit, and because the tenant breached the lease (by not making a payment) or anticipatorily breached by terminating prior to the start date, the landlord is entitled to retain the deposit. Jordan Marcus Brill, Esq. Glachman & Brill, P.A. 6421 Congress Ave., Suite 120 Boca Raton, FL 33487 (561)859-0679 jordan@glachmanbrill.com<mailto:jordan@glachmanbrill.com> www.glachmanbrill.com [glachmanbrill.com]<https://urldefense.com/v3/__http:/www.glachmanbrill.com/__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2f8xxmV48$> The information contained in this email message is intended for review and use of the senders intended recipient and no other. Any recipient or reader of this email that is not an intended recipient or reader is hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited; any wrongful dissemination or receipt shall not constitute a waiver of any privilege held by the sender or any intended recipient or client of the sender. If you have received this communication in error, please immediately notify us via email directed to jordan@glachmanbrill.com<mailto:jordan@glachmanbrill.com> and by telephone to 561-859-0679, and destroy the original message and all copies thereof and related communications thereto. Thank you. From: landten-bounces@lists.flabarrpptl.org<mailto:landten-bounces@lists.flabarrpptl.org> <landten-bounces@lists.flabarrpptl.org<mailto:landten-bounces@lists.flabarrpptl.org>> On Behalf Of Harry Heist Sent: Thursday, April 9, 2020 1:25 PM To: 'RPPTL Landlord Tenant Committee' <landten@lists.flabarrpptl.org<mailto:landten@lists.flabarrpptl.org>> Subject: Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure The tenant may have terminated the tenancy but the rent obligation comes from the lease. Just like if you evict someone, you are terminating the tenancy, not the lease. Am I off on this? There is no auto forfeiture of the security deposit provided for in the statute. Once the lease date begins, if there is no new tenant in there, the tenant owes rent which of course is not paid, thus can be deducted from the Security Deposit after proper claim letter sent etc If a landlord were to find a new tenant that moved in at the lease start date, I feel the landlord would need to refund the deposit in full. Harry LAW OFFICES OF HEIST, WEISSE & WOLK P.A. PH: 1 800 253 8428 FAX: 1 800 367 9038 "Serving the Property Management Professional" Website: www.evict.com [evict.com]<https://urldefense.com/v3/__http:/www.evict.com/__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fPLzN1rk$> Email: harry@evict.com<mailto:harry@evict.com> [cid:image006.png@01D60E86.C1A87EA0][facebook.com]<https://urldefense.com/v3/__https:/www.facebook.com/pages/Heist-Weisse-Wolk-PA/343965575625870__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2fjzzUtIM$> Visit us on Facebook 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. From: landten-bounces@lists.flabarrpptl.org<mailto:landten-bounces@lists.flabarrpptl.org> [mailto:landten-bounces@lists.flabarrpptl.org] On Behalf Of Jordan M Brill Sent: Thursday, April 09, 2020 1:13 PM To: RPPTL Landlord Tenant Committee Subject: Re: [RPPTL LandTen] Evictions still being filed?? / Force Majeure I have always been curious what theory attorneys use to support the position that a landlord is entitled to keep a security deposit, under the standard lease for a residential property, if the tenant terminates the lease prior to the start of the lease. The landlord has not provided any consideration and not tendered possession of the property. There is no provision in the Florida bar standard residential lease which allows the landlord to retain the security deposit. This is different from a far bar sale contract which explicitly sets forth what happens in the event of a default with respect to the deposit. *sent via mobile phone Jordan Marcus Brill, Esq. 6421 Congress Ave., Suite 120 Boca Raton, FL 33487 (561)859-0679 jordan@glachmanbrill.com<mailto:jordan@glachmanbrill.com> www.glachmanbrill.com [glachmanbrill.com]<https://urldefense.com/v3/__http:/www.glachmanbrill.com__;!!K7bXOScpug!1b1AKBXymC-e1xApM-8sslL67_J-g9rfWD8nyE8Y8GX6JTULlVmbG51_aS2f3nYNfng$> The information contained in this email message is intended for review and use of the senders intended recipient and no other. Any recipient or reader of this email that is not an intended recipient or reader is hereby notified that any dissemination, distribution or copying of this communication is strictly prohibited; any wrongful dissemination or receipt shall not constitute a waiver of any privilege held by the sender or any intended recipient or client of the sender. If you have received this communication in error, please immediately notify us via email directed to jordan@glachmanbrill.com<mailto:jordan@glachmanbrill.com> and by telephone to 561-859-0679, and destroy the original message and all copies thereof and related communications thereto. Thank you. On Apr 9, 2020 1:08 PM, jeff@eannarinolaw.com<mailto:jeff@eannarinolaw.com> wrote: Thanks Harry; I sense a judge may not be happy seeing a plaintiff in court trying to extort 2 month rent penalty from a tenant where contract language clearly provides for excusal of an obligation due to epidemic. Respectfully, Jeff Jeffrey S. Eannarino Attorney at Law [EBLUE - 25%][Email Footer 50%] 500 S. 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