The Landlord's Duty to Maintain
By Michael Geo. F. Davis, Attorney at Law


The landlord's duty to maintain the rental premises can be found in FS 83.51 of the Florida Residential Landlord and Tenant Act. The statute can be confusing, because it mandates its coverage in broad language and then exempts certain situations and then overrides some exemptions. This is due to Florida's building, housing and health codes moving from local to statewide application. It is important to understand that the statute requires the landlord to comply at all times during the tenancy, not just at the initial occupancy. The landlord is subject to regulatory changes throughout the tenancy. Also, note that the statute distinguishes between a single-family home or duplex and a three or more unit building. In this article I will refer to the landlord of a single family home or duplex as the "single-family" landlord and the landlord of three or more units as the "multi-family" landlord.

FS 83.51(1) building codes

FS 83.51(1) mandates that the landlord comply with all building, housing and health codes (hereafter just "codes" for short) or, in the absence of codes, comply with specific building and structural requirements. The definition of "building, housing and health codes", which can be found in FS 83.43(1), is so broad as to encompass almost anything that applies to housing. Codes include both state and local housing regulations. Since local jurisdictions may have implemented more stringent regulation than is contained in the state codes and may have implemented other housing regulations, local ordinances should always be checked. If a visit from code enforcement, the health inspector, the fire marshal or any of the other myriad regulatory officials results in some infraction being discovered, the appropriate response is to remedy the deficiency diligently and thoroughly. This is important not only to avoid further issues with the regulatory authority, but also because unresolved violations are grounds for the resident to withhold rent or terminate the lease. Further, the resident may use a violation complaint to a government agency as the basis to accuse the landlord of engaging in illegal retaliation, when the landlord attempts to enforce rules, serves lease noncompliance notices (Seven-Day Notices), issues a non-renewal notice, or takes just about any action that the resident feels singles him out for alleged discriminatory treatment.

For further information on resident rent withholding or lease termination, see our article, "The Killer Seven Day Rent Withholding Letter From the Tenant". For further information on constructive eviction or retaliatory conduct, see our articles, "Understanding Constructive and Retaliatory Evictions" and "Retaliatory Non-renewals".

If there are no applicable codes, the statute requires that certain building and structural components be kept in good repair and capable of resisting normal forces and loads. It specifically lists roofs, windows, screens, doors, floors, steps, porches, exterior walls and foundations. It also requires that the plumbing be in reasonable working condition. At one time this provision may have been important in those areas of Florida without codes. Today the Florida Building Code and the health code apply on a statewide basis. This part of the statute would have limited, if any, applicability. However, a judge, who is not familiar with the Florida Building Code, may look at the enumerated items as a guide to who should be responsible for the repair, for instance, of the screens.

A single-family landlord can modify by written lease his obligations to comply with codes. The landlord and resident can agree that the resident will be responsible for compliance with the codes. The multi-family landlord cannot modify his responsibilities for compliance with the codes. Any attempt to do so by the multi-family landlord will be void and unenforceable.

FS 83.51(2): more duties to maintain

FS 83.51(2) contains additional maintenance obligations for the landlord. The landlord is responsible for 1. Extermination of rats, mice, roaches, ants, wood-destroying organisms and bedbugs. The statute enumerates these pests. Note that bedbugs, a recent plague to landlords, are specifically listed.
2. Locks and keys. Since the landlord's duty to maintain continues during the tenancy, damaged locks not the fault of the tenant must be repaired by the landlord.
3. The clean and safe condition of the common areas.
4. Garbage removal and outside receptacles therefore. The landlord must supply outside garbage cans, if appropriate, and, if necessary, a dumpster, trash compactor other proper receptacle. This includes arranging for garbage pick-up in areas without county/municipal garbage service.
5. Functioning facilities for heat during winter, running water and hot water. One can immediately notice the absence of what some would say is the most necessary "functioning facility" of all in Florida "“ air conditioning.

The statute provides that the multi-family landlord and his residents can agree under written leases that the residents are responsible for these maintenance duties. At one time this part of the statute was a benefit to landlords. It is not much benefit today. The majority of codes now adopted in Florida place the responsibility for the duties listed in 1-5 above on the multi-family landlord, and the multi-family landlord is still responsible for these duties if the codes require it of him. For example, if the codes require a landlord to remove garbage, then the codes control. Any agreement by the multi-family landlord and his residents otherwise is void and unenforceable.

The statute exempts the single-family landlord from the duties listed in 1-5 above. Since the single-family landlord is exempt from the 1-5 duties above, and by written lease he can place the responsibility for compliance with codes on the resident, it may appear that the single family landlord can free himself from most, if not all, compliance with codes, maintenance and repair. Our firm advises against attempting to pass all compliance with codes, maintenance and repair responsibilities to the resident. Judges may feel such attempts are unconscionable and rule them unenforceable, and notwithstanding a judge's view, this is often a bad way to protect the landlord's investment.

Charging the resident

Although the multi-family landlord may have to provide and the single-family landlord may choose to provide garbage removal, water, fuel and utilities, they can require the residents to pay the costs and charges for these services.

Eviction defenses

The statute contains another provision that at one time was helpful to landlords, but with the statewide application of the building and health codes, is not much assistance today. The resident may not use the landlord's failure to comply with the maintenance duties listed in 1-5 above as a defense to an eviction. However, the resident may use the landlord's noncompliance with codes as a defense to an eviction. Since most codes overlap the duties listed in 1-5 above, the codes are the resident's defense.

Smoke detectors

The statute requires the single-family landlord to install working smoke detectors at the beginning of occupancy. The statute is silent as to any duty to maintain the detectors during the tenancy, so it appears permissible to require the resident to replace batteries and check that the detectors remain operational. The statute gives guidance on the type of smoke detector required. It gives no guidance on the number or placement of the detectors. Landlords should check with their local fire marshals on these points. Although the statute does not require multi-family landlords to install smoke detectors, the fire codes require such installation or more.

FS 83.51(4) resident fault

The landlord is not liable for maintenance or repairs required by the statute, if the resident, his occupants or guests caused the condition by their negligence, intentional act or noncompliance with the lease or the statutes. While this may seem to shift the cost of maintenance and repairs to the resident when he, his occupants or guests are at fault, it can be difficult to accomplish in practice. The landlord bears the burden of proof in any litigation in which the landlord claims the damage is caused by the resident, in an effort to hold the resident financially responsible for the repairs and as an explanation why the landlord did not undertake the repairs, perhaps in response to the resident's attempt to withhold rent. The landlord must prove that the resident, his occupants or guests caused the damage or that the damage was the result of their lease noncompliance. Sometimes it's easy to prove, and sometimes it's not. The landlord must also provide proof of the maintenance or repair cost. This may require vendors to appear in court to testify as to the cause as well as to the cost.

A landlord may want to evict the resident for failure to reimburse the landlord for a maintenance or repair bill that is alleged to be the resident's responsibility. Many judges consider such costs to be a deposit claim issue to be resolved at the end of the lease, not a possession issue. This is true even if the lease provides that the resident is responsible for paying maintenance or repair costs when billed. The exception to this might be if the current costs are significant, exceed the security deposit by a significant amount, and the landlord can show the judge the landlord's property is being intentionally destroyed or abused. Even then the court outcome is not predictable.


The statute at one time was more beneficial to landlords than it is today. With the advent of statewide codes and the proliferation of local additional codes or more stringent code provisions, the statute's exemptions are of limited value today. The message of the statute today is that compliance with the codes is a serious matter. The failure to comply with codes can be used by the resident as the basis to withhold rent, terminate the lease or to defend against an eviction.


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A Midyear Review Part 2
by Brian P. Wolk, Attorney at Law


In last month's issue we discussed common mistakes that property managers are continually making with regard to notice defects, pet addendums, fair housing law compliance and treatment of deceased residents. Regrettably, there are many other areas of the law which are still confounding property managers on a daily basis throughout the state of Florida. The saying, "old habits die hard" is applicable here. For sure, there are many things beyond the control of a property manager, including operational expenses and payroll limitations. To the extent that you have an accessible eviction attorney who will gladly respond to your property management questions and educate you without charge, you have more control than you think! You should utilize your attorney's office, follow their advice and read all recommended resources. Do not sell yourself short. If you do not take the time to learn how to adjust and correct misguided property management practices, you will have no one to blame but yourself! Amazingly, most of the habitual mistakes made by property managers are incredibly easy to correct, so that they are not made in the future. Sadly, all too often, certain property managers will not alter their deficient management practices until they are hit with a lawsuit from a current or former resident's attorney.


Dennis was sent to eviction two weeks ago. Because he is angry about that, Dennis is hosting loud parties just about every night, disturbing your other residents late into the night. Dennis is now on the phone holding for you. According to you assistant manager, Dennis would like heat in his unit, because it is only blowing cold air and it is winter. Your first thought is to tell him to get lost! What should you do? The answer here is very clear under Florida law. Unless Dennis was the cause of the problem due to negligent or intentional acts, and you can prove it, then you absolutely must respond to the resident's repair request. Florida Statute 83.51 clearly requires the landlord to comply with all obligations to maintain the premises during all times during the tenancy. The key word here is "ALL". In general, the landlord must comply with the lease obligations and must maintain the structural components of the premises, and the landlord must be in compliance with all building, housing and health codes, must keep the common areas clean and safe, and all utilities should be working properly. The landlord should also be in compliance with the common law implied warranty of habitability. In single family home cases, some of the repair obligations can be imposed on the resident if that is set forth in the lease. You may not hold the resident hostage by requiring payment before making the repair. If you do so, you have opened the door to allowing the judge to rule for the resident and allow the resident to withhold the rent and use the landlord's noncompliance with the statute and lease a defense to the eviction lawsuit. Examples of standard repair requests made in apartment communities that should be handled include heat and air conditioning, insect problems and plumbing issues.


You arrive at your management offices to start your day. You check your voice mail messages. The first message is from Tom. Tom tells you that both he and the other leaseholder Gerald have left town for good, and that a set of keys have been left on the kitchen counter. You then enter the unit with your maintenance staff member and find some personal items, such as an old chair and an old radio along with a few towels and sheets. You are confident that the residents are gone, and therefore, you change the locks, take back possession and start your prep work, so that you can begin your attempt to lease the unit to new prospects. Four days later, Gerald comes back to the management office with the sheriff. He is demanding to be let in the premises and would like to know where his bedroom furniture, gold jewelry and his valuable coin collection are. Do you know what mistake you made? Of course you do! Tom may have surrendered, but clearly Gerald did not. You should have received keys from both tenants and/or a signed letter from both residents that they have vacated the premises and have no claim to any property left inside the unit. Unless there has been a true surrender of the premises, you are self-destructing by taking back a unit prematurely. Your company will be exposed to a potential lawsuit based upon the prohibited practices and civil theft provisions of the Florida Statutes (both call for a three month rent penalty for each violation) as well as potentially significant damages for loss of property. You should also be careful in the situation when you do receive keys from all residents, but after investigation you realize that there is an unauthorized occupant still living in the unit. Don't be fooled! In that case, there has not been a surrender. These cases can no doubt become very tricky. Always call your attorney if you are not clear as to what course of action you need to take.


Kevin has been employed as a leasing agent for ten years. He is married to Jennifer, and they signed a lease to live on-site. Kevin also signed an employee addendum which requires him to vacate the apartment home within 15 days after his employment is terminated. Yesterday you caught Kevin stealing money orders that were left in the drop box by other residents who were paying the September rent. You fired him after receiving authorization from your HR department. You now call your attorney, because you are at a loss as to your next step. Our office would strongly recommend that you give the resident 15 days to vacate. However, if we find out that Jennifer did not sign the employee addendum along with Kevin, we will tell you that it will be a lost cause to try and evict Kevin. That scenario plays out all too often. The reaction of the property manager is close to shock and disbelief. That is most unfortunate, since it would have taken very little effort to have both residents sign the addendum. It makes sense if you pause for a moment and think about it. Jennifer has possession of her unit pursuant to a mutually executed lease. If she did not sign the employee addendum, then there is no place on the lease or any other document for that matter, where she has agreed to vacate if Kevin's employment is terminated. You should read our article on this subject, The Employee Tenant


Hot off your fax machine are some papers from the offices of the local charity. As you read them, you realize that one of your residents is seeking financial assistance. The charity is asking you to sign some forms that were faxed to you so they can get the ball rolling and send you a check for the resident. As you read through the packet of forms, it looks to you like it is just a casserole of pure nonsense. You sign it anyway, since you believe you are not being harmed, and you want to help your resident. One month passes and no monies are received from the charity, so you send the file over to your attorney for eviction. Soon after, the resident's attorney files a motion to dismiss the eviction based on the terms of the rental assistance agreement. It turn out that the innocent looking forms are actually quite sinister! Many of these forms required to be signed by charitable organizations or government assistance programs place limitations on when you can evict, or in some cases, your ability to evict is completely eliminated. For instance, the form may require you to wait 60 days from the date you receive payment before you can evict, even if there is no guarantee when the payment will be mailed to you. In that scenario, if payment is made 90 days after you sign the agreement, you then would need to wait 60 more days before you could start the eviction. Some judges may even take the position that signing the agreement in the first place indicates your intent to accept payment in the future from the resident, thereby waiving your right to evict until after payment is made. It can get worse though, as some rental assistance agreements state that the payment covers all past due amounts, even if according to your ledger that was not true. You should also make sure to apply your policies regarding these agreements in a uniform fashion to insulate your company from any potential fair housing claims. There are rental assistance forms which contain acceptable language. The key point here is to encourage your residents to use those before they become severely delinquent with their rent obligations. Our article, The Dangers of Rental Assistance Forms is a must read!


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Security Deposit Transfer Procedures
by Harry A. Heist, Attorney at Law


A security deposit, last month's rent or any other deposit, for the purposes of this article termed "deposit", is sacred. It belongs to the tenant. It must be held by the owner or the property manager in a specific fashion and remains the property of the tenant until such time it may become used to satisfy an obligation legally due to the owner. When and if such time comes, the deposit is taken and the tenant is notified according to the method set out by Florida law. We have written numerous articles on the subject of deposits which can be found here, and we urge you to read each and every article.

In the typical situation, the property manager holds the deposit in her escrow account, which is set aside and designed to hold deposits on behalf of the tenants. When the tenant vacates by skipping, leaving at the natural end of the lease or through eviction, the tenant is sent a Notice of Intention to Impose Claim on Security Deposit, and the tenant either receives a refund of the deposit, or it is retained by the property manager to satisfy the legal and contractual obligations of the tenant to the owner.

This article will address deposit disbursement situations that arise when the law is unclear. The advice contained in the article is to be used with caution, as the Florida Real Estate Commission or a judge could decide to take a different view of the law. Our firm will not be held responsible for any of the information you read in this article, and if you have your own attorney, make sure you get written legal advice regarding the specific factual situation you are dealing with before you take action.

The Easy stuff

If a property sells and there is a new owner, Florida law clearly states that the deposit should be transferred to the new owner. If the new owner does not wish to retain the current property manager, the check is cut, and the deposit funds are transferred into the owner's Florida bank account.

If the new owner hires a licensed property management company, the deposit can be transferred directly into the new property manager's escrow account. Florida law specifically references a new "designated agent". In both cases, no permission is needed from the tenant, but the tenant should be notified within 30 days of the transfer of the name and address of the bank and how the money is being held. If the lease states that the money is being held in an interest bearing account, the deposit should be kept in a similar interest bearing account. If the deposit was originally in a non-interest bearing account, and will be now be in an interest bearing account, no permission from the tenant would be needed, as the tenant under law would receive some or all of the interest, so this only serves to benefit the tenant. Change of legal ownership or change of property management companies does not pose a problem for the property manager. The money is transferred, and the tenant is notified. While there is no requirement under law that the property manager who is transferring the deposit to the new property manager or owner notify the tenant, our recommendation is that this be done. Once you transfer a deposit from your escrow account, you do not want the tenant to think that you are still holding it. The new property manager or new owner may abscond with the funds, so you want to distance yourself from a deposit you are no longer holding by notification.

The "other" situations

Unfortunately, life is just not this easy for a property manager. The manager will encounter the owner in financial distress, foreclosure situations, the disappearing owner, or situations when the owner or manager decides to terminate the management arrangement. It is in these cases when the deposit becomes an issue.

Getting permission from the tenant

If the tenant consents to the transfer of a deposit, you might as well stop reading this article, as you now have no problem at all. We have a Deposit Transfer Addendum, under which the tenant agrees to the transfer of the funds to the current owner, new manager or whomever. Great. Problem solved. Unfortunately, if you ask the tenant for "permission" to transfer the deposit, he will often refuse, fearing some danger to the security of his deposit. Now that he has formally refused permission, it becomes even more dangerous for you to go against the tenant's wishes and transfer the deposit. The mere act of asking the tenant for permission now is causing a red flag to be raised for the tenant. If you transfer the deposit against his express wishes, he will feel you have wronged him or have done something illegal. We can't forget that the deposit belongs to the tenant, at least in the early stages.

Getting the money out of your account

1. You are fired as property manager

The last thing you want as a fired property manager is to be required to hold the deposit in your escrow account. The relationship between you and the owner has been severed. You want the money out of your account. Unfortunately, the law is not so clear in detailing whether you are legally able to transfer the deposit to the current owner who fired you. As detailed above, the law addresses a "new owner" and "new agent", but not the "current owner". This is the big grey area with which we deal, and you either have to keep the escrow money in your escrow account, even though you have been fired, until such time as the owner makes a claim on it, or you decide to transfer the money now to the current owner. We are not sure that legally you can transfer the money "now" to the "current owner" without permission from the tenant, and the law is mysteriously silent. Is this simply a mistake in the law overlooking such a common situation? The fact that the law addresses transfers in the case of ownership changes and agent changes, but not transfers to the current owner, is strange indeed. It is possible that transferring the deposit to the current owner without the necessity of the tenant's permission is perfectly fine, but we cannot be sure.

You would think that we could turn to the Florida Real Estate Commission, (FREC) as it would be the government body potentially prosecuting a case against a licensee for failure to properly handle a deposit. FREC has not provided any guidance on this issue whatsoever, and has actually taken a position that it does not want to deal with deposit disputes in the rental setting. If you ask FREC for an Escrow Disbursement Order (EDO), it will refer you to Florida Statute Section 83.49(3)(d) and basically tell you to do what you want. If we are talking about a deposit on a real estate closing, this is a far different story, and FREC actively and vigorously deals with that type of a deposit.

Action to be taken: If you are fired as a property manager and the current owner will be managing the property, you "probably" can disburse the deposit to the current owner's Florida bank account without violating any FREC rules or violating the law. The tenant can still sue you for a return of the deposit, but as we know, you can be sued for anything anytime. To prevail in court if sued, having a solid paper trail of your actions, especially including your notification to the tenant of the transfer, could help convince a judge that you did nothing incorrectly. Make sure the account is a Florida bank account.

2. You are parting ways with an owner

Due to the large number of foreclosure filings, owners being delinquent in payment of the mortgage, taxes, insurance, HOA fees, condo fees and all the other obligations usually paid for by a solvent owner, including repairs that must be undertaken on a property, the property manager may decide to sever the relationship and no longer work for the current owner. It is probably a prudent move. The "divorce" from the owner is normally not a problem. It is done in writing in accordance with the terms of the property management agreement. The problem lies in the fact that the deposit is in the property manager's account. Just like when the owner fires the property manager, in this situation the manager wants the deposit OUT of the escrow account. The property manager gets no benefit by holding the deposit, waiting for direction from the owner when the tenant vacates. The key is to get it OUT of the property manager's account.

Action to be taken: If you terminated management for the current owner, and the current owner will be managing the property, you "probably" can disburse the deposit to the current owner's Florida bank account without violating Florida law or FREC rules. The tenant can still sue you for a return of the deposit, but as we know, you can be sued for anything anytime anyway. To prevail in court if sued, having a solid paper trail of your actions and your notification to the tenant of the transfer could help convince a judge that you did nothing incorrectly. Make sure the account is a Florida bank account.

The property is in Foreclosure

A foreclosure action filed against the owner is one of the most common issues with which we deal. The owner has failed to pay the mortgage for some time. A lis pendens is first filed and recorded, with the tenant often being notified, and then a foreclosure action is filed against the owner, with the tenant almost always being served with the foreclosure paperwork. This is when the real fun begins. Simply put though, nothing changes. You either continue managing the property as usual, or you terminate your management. This is completely up to you. Many property managers panic when the tenants bring in the foreclosure paperwork they received, but the truth of the matter is that this is simply a lawsuit filed against the owner. The owner may end up doing a short sale, paying up the mortgage, modifying the mortgage or eventually getting fully foreclosed on. The filing of a foreclosure action is NOT the final nail in the coffin as it may appear to so many tenants, owners and property managers.

A. The owner disappears

Sometimes an owner in severe financial distress and foreclosure will simply walk away from the property, stop answering your calls or responding to all forms of contact. You then have to make the decision whether to continue managing for an AWOL owner, or notify the owner that you are terminating management. As before, the problem is not in severing the relationship with the owner, but the fact that you are holding the deposit in escrow. You CANNOT give this deposit to the tenant UNLESS the owner gives you permission, and make sure this permission is in writing. The fact that the owner has walked away does not mean that anyone has agreed that you give the deposit to the tenant, who also may be walking away. Just because you feel the owner is in the wrong does not mean the tenant gets the deposit when the tenant decides to walk.

Action to be taken: If the owner simply walks away from the property and there is an active foreclosure, you "probably" can disburse the deposit to the current owner's Florida bank account without violating any FREC rules. Most likely though, the owner will not have a Florida bank account, and the money should not be sent out of state. If there is an open foreclosure action and you cannot get in contact with the owner after numerous repeated and documented attempts, you probably are safe in cutting the deposit check and placing it into the Court Registry in the foreclosure action, leaving it up to the parties in the foreclosure action to deal with the money. We recommend that you copy the tenant with any pleadings that you file with the court showing the tenant where the money has been deposited, and get help from your attorney.

B. The owner demands the deposit

An owner who is in foreclosure may be in such financial distress that they demand that you send them the deposit. If this occurs, you need to consider the relationship with the owner severed, and if the owner has not fired you in writing, this is where you must terminate the relationship in writing.

Action to be taken: If the owner demands that the deposit be transferred to him, you "probably" can disburse the deposit to the current owner's Florida bank account without violating any FREC rules. Most likely though, the owner will not have a Florida bank account, and again, the money should not be sent out of state. If you are reluctant to do this fearing that the tenant may decide to sue you for the deposit, you probably are safe in placing the deposit check into the Court Registry in the foreclosure action, leaving it up to the parties in the foreclosure action to deal with the money. The money clearly does not belong to the owner at this moment in time, and this may relieve you of some liability, as you are not disbursing any funds to the owner but rather leaving it up the courts and the parties to decide. Again, we recommend that you copy the tenant with any pleadings that you file with the court, showing the tenant where the money has been deposited.

C. The tenant skips citing the foreclosure as a "reason"

Often shortly after receipt of foreclosure documents from the court, a tenant will decide to stop paying rent and eventually "skip", thus breaking the lease agreement. The property manager often sympathizes with the tenant, while the owner in many cases demands that the deposit be forfeited by the tenant due to the lease break. Whether a tenant can legitimately break a lease without any penalty in the event of a foreclosure action is debatable. We feel they cannot, although some courts may disagree. In this situation, the deposit would be transferred to the owner after the usual Notice of Intention to Impose Claim on Security Deposit was sent out and the proper time periods have expired.

D. The property is sold through Short Sale or at the Foreclosure sale

Some properties are sold through the short sale process, where the bank takes a monetary hit in order to unload the property. Other times, the foreclosure goes to the bitter end, and the property is sold on the courthouse steps, and now even sometimes through online foreclosure sales. In the case of a short sale or a foreclosure, the property is simply being sold. There was an old owner and now there is a new owner. The new owner is either the bank or a higher bidder at the foreclosure sale. We read above that Florida law directly addresses how a deposit can be transferred to a "new owner" without a problem.

Action to be taken: If the property is sold through a short sale or through the foreclosure sale, you need to track down the new owner of the property, be it the bank or a higher bidder at the sale, and find out what they wish you to do with the deposit. Until such time as you are sure of the new ownership entity, sit tight and keep the deposit money in your escrow account. The "new owner" may want you to transfer the deposit to him, and if this happens, you do so and notify the tenant just like in any other transfer of the deposit to a new owner in the typical sale process.

The owner owes me money!

The owner in any of the above situations may owe the property manager money. It may be for a commission, a fee or money that the manager unwisely advanced to a vendor on behalf of a deadbeat owner. Can you use the deposit to pay yourself all or part of what is owed? Never. A deposit is the property of the tenant.

Some final words

Deposit issues create much anxiety among property managers and also the real estate broker owning the management company, if they are not one and the same. If an unusual situation arises, relax. Call your attorney for advice, get this advice in writing, and take the recommended course of action. Asking FREC for an EDO, even though it will likely not give you one, can never hurt and only helps to build your file and paper trail for potential litigation in the unlikely event that occurs.


(Back to Top) revised 9/28

Law Offices of Heist, Weisse & Wolk, P.A.
Phone: 1-800-253-8428 Fax: 1-800-367-9038

Serving Florida's Property Managers with main office in Fort Myers Beach. Available by appointment in Orlando and Clearwater

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