The Deceased Tenant
By Michael Geo. F. Davis, Attorney at Law

A. Introduction

When a resident dies, in the vast majority of cases the resident will have insufficient assets to pay his debts, including amounts owed to the landlord. The landlord's main focus usually is promptly regaining possession of the rental premises and disposing of the resident's personal property without liability. There are several other issues for the landlord that will be discussed: liability on the lease, access to the rental premises and processing the security deposit and prepaid rent, if any.

B. Contact Attorney

The death of a resident is likely to present complexities and issues unknown to the landlord. The landlord should contact his attorney to discuss the situation before taking any action.

C. Liability on the Lease

Since in the vast majority of cases, the decedent doesn't have sufficient assets to pay current amounts owed, it is usually of little significance if the decedent's estate is liable. However, if the lease contains provisions binding the resident's estate, then the estate of the decedent is liable. If no estate is opened, then the landlord has a worthless claim, practically speaking. Even if an estate is opened, in most cases the resident will have little if any assets that are subject to the claims of creditors, after setting aside exempt assets and payment of court costs and fees for the attorney and personal representative. For those few cases when there are or appear to be sufficient assets, the landlord should make every effort to contact the decedent's emergency contacts, next-of-kin or any others who may be in a position to facilitate opening an estate. The sooner an estate is opened, the sooner the landlord with the cooperation of the personal representative can dispose of the decedent's personal property and regain possession of the premises. A claim should be filed with the probate court, with a copy submitted to the personal representative of the estate.

If the lease does not contain a provision binding the estate, it is likely that the resident's estate is not liable for the lease after the date of death, particularly after the unit is cleared of personal possessions. The deceased resident's liability for the tenancy terminated at his death. If an estate is opened, the estate would only be liable if it wanted to continue leasing the premises, which is highly unlikely. Since a guarantor's liability on the lease is based on the lease signer's liability, a guarantor likely has no liability for the deceased resident's lease or tenancy obligations after the date of death.

Co-tenants on the lease continue with all the rights and obligations under the lease, including liability for all amounts due under the lease through the lease end date. It may be prudent business to allow a co-tenant, who can no longer afford the entire rent, to transfer to a less expensive unit or to terminate the lease on mutually agreeable terms. A court, considering a future eviction for nonpayment of the entire rent, may be sympathetic to the co-tenant's plight.

D. Access to the Premises

The landlord has no legal authority to give access to the rental premises to a person claiming to be connected to the decedent, unless that person has specific authorization under a probate court order. This includes spouses, children, siblings or anyone else. This includes requests to enter to pick up a few mementos, family photos or heirlooms, or "things I know he wanted me to have". The furniture or appliance rental company does not have any right of access, regardless of what its contract provides. A power of attorney terminates with the death of the principal. Thus, the holder of a power of attorney has no right to access the premises or to otherwise represent the decedent. Even if the decedent's last will and testament left an item to someone, a probate court order is still required to authorize such distribution. The personal representative of an estate is the person or entity appointed by the probate court to handle the administration of the decedent's estate. The personal representative will have a court order indicating that authority.

Florida law does permit the landlord to give access without a court order to search for a will, and it is customary to allow access to obtain clothes for the viewing/burial. The landlord should be present anytime such access is given to insure that nothing else is taken. The landlord does not lose his right of access to the rental premises and has no obligation to change the locks. The landlord does not have the obligation to prevent entry by someone to whom the decedent had given a key prior to his death.

The landlord continues to have the right of entry for such reasons as inspection and repair after posting a twenty-four hour notice of access. Best practice would be to conduct such entries with a witness in case there are any later claims that items are missing from the premises. The landlord may also enter and take such reasonable actions as are necessary for the protection or preservation of the premises, such as emptying the refrigerator of rotting food. In cases where the resident was found deceased in the premises, entry for cleanup by special services and disposal of contaminated items may be needed. The landlord's attorney should be contacted in such cases.

E. Regaining Possession

Pursuant to FS 83.59(3)(d) the landlord may regain possession of the rental premises, if 60 days has passed since the death of the last remaining resident and if the landlord has not received written notice of a probate estate or the name and address of a personal representative. Note that this only gives the landlord possession of the premises and not authority to dispose of the decedent's personal property. If a probate estate is opened or the landlord is informed of a personal representative, the landlord should contact his attorney to discuss how to proceed.

F. Decedent's Personal Property

Normally the landlord has no legal authority to dispose of the decedent's personal property without a court order. However, if the lease contains the legend required by FS 83.67(5), the landlord may dispose of the decedent's personal property without liability when the landlord regains possession of the premises after the 60-day period.


G. Probate

If the lease does not contain the correct abandoned property clause, there may be no safe way to legally dispose of the property remaining on the premises, short of pursuing the probate process. This article is not meant to explore probate law. The probate process can be a time consuming and expensive proposition, which is a common concern of relatives of the decedent. However, it may be possible for the family to quickly and inexpensively obtain a court order directing disposition of the deceased resident's personal property through such procedures as summary administration or an order on disposition of personal property without administration. The relatives should consult an attorney. If no estate is opened by the relatives, the landlord can petition the probate court to open an estate. Usually this is not economically practical.

H. Self Help

If someone connected to the decedent already has a key, that someone could clear the premises of all of the decedent's personal property. If "that someone" disposes of everything, it solves the landlord's problem also.

Other than to search for a will or to obtain viewing/burial clothes, if the landlord gives access (or a key) to a family member or any other person not vested with probate court authority, some other individual standing to inherit can later sue the landlord for the value of property taken. Obtaining a release and indemnification agreement from the family member to whom a key is given is only as good as the solvency of the indemnifier and still involves the landlord in the potential lawsuit. If the landlord chooses this route, the landlord should witness the removal of the property and make a detailed inventory. Both the landlord and the family member should sign and date the inventory. Pictures of the property are mandatory.

If family members will neither open probate nor remove the decedent's property, some landlords may elect to take their chances and dispose of the decedent's property rather than go through the probate process. This is a balancing act: the potential liability for the unauthorized disposal versus the cost and delay in obtaining a court order. If the landlord decides to take the risk, then a few precautions may limit the exposure. 1) Document phone or in-person conversations with the emergency contacts and any friends as to possible family contacts 2) Document phone or in-person conversations with any family as to lack of interest in claiming any property. If possible, obtain a release. A good time for doing this is when relatives appear to search the premises for a will or to obtain clothes for the viewing/burial. 3) Take a detailed inventory of the decedent's property with a witness. Sign and date the inventory. Pictures of the property are mandatory. 4) Most of the time the property is not valuable. If it is suspected that there is value, hire an appraiser. The appraiser's visual inspection usually establishes whether there is any significant value at a minimal appraisal fee. 5) Depending on the value, a decision can be made to begin the probate process, move the items to storage or risk disposing of them.

Please note that, the landlord is not being advised to risk the liability for the unauthorized disposal of a decedent's property, which may turn out much more valuable than thought. That is an operational decision based on a review of all the facts.

I. Security Deposit Disposition

If neither an estate is opened nor a personal representative appointed, any claim on the security deposit involves the legal dilemma of not being able to deliver the Notice of Intent to Impose Claim on Security Deposit ("Notice of Claim") to someone authorized to object to the claim, and conversely, no one has standing to demand the deposit. The landlord is in legal limbo. The correct legal answer is that the landlord must open an estate for the decedent. It normally makes little economic sense for the landlord to bear this cost in order to deal with a deposit. Likewise, it make little economic sense for an heir to open an estate to claim the security deposit, if the landlord does not send a Notice of Claim or return any of the deposit. If a landlord wishes to send a Notice of Claim or return some or all of the deposit, the landlord is advised that the only practical solution is not specifically authorized by Florida law. As a practical matter, the landlord may decide to mail the claim notice certified addressed to the decedent at the last known address (probably the rental). Since FS 83.59(3)(d) requires the landlord to wait 60 days after death to regain possession of the apartment, as a practical matter returning the entire deposit within 15 days after, or sending the Notice of Claim within 30 days after, the 60-day period has run would allow a reasonable period for an estate to be opened. If any amounts are returned, the check should be made payable to the "Estate of _____".

J. Eviction

An eviction cannot be filed against a deceased resident. If the decedent is the only defendant in an eviction action, the death of the resident/defendant terminates the eviction action. The landlord must obtain possession and dispose of the decedent's personal property as outlined above. If the decedent is a co-tenant/defendant, the eviction action can proceed as to the surviving co-tenants/defendants. If the resident who dies is the only lease signer, and occupants remain on the premises after the resident's death, whether they be authorized or unauthorized occupants under the lease, then the landlord cannot rely on the 60-day rule explained above. This is a tricky situation, but it is often advantageous to create a limited tenancy with the individual remaining in occupancy, and subsequently pursue eviction against that occupant, if necessary. Otherwise, the landlord may need to proceed through the probate court before pursuing eviction to completion. This scenario also highlights why all adult occupants should sign the lease.


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Apartment Locator Services and Resident Referrals
by Harry A. Heist, Attorney at Law



There are many apartment locator services operating in Florida who work for the apartment hunter and find an apartment for a fee, paid sometimes by the resident, but more often by the apartment community. Your company may have an ongoing contract with one or more of these locator services, and if so, your company may be legally bound to pay the company if a lease is consummated. Extreme care must be taken to know exactly what the arrangement is with the locator service, the fees involved, and what the current contract states. Prior to entering into any agreement or contract with a locator service, you must know for sure that the company is legally operating in accordance with the licensure requirements of the Florida Division of Real Estate.


In order for the owner or management company to legally pay an apartment locator service, that locator service must have a valid and current Florida Real Estate Broker's license. Licensure should not be assumed, as a company can appear to be legitimate and hold itself out to the public as licensed, but no license may exist. Before doing any business with an apartment locator service, and especially before signing any type of contract under which you are binding yourself to payments, research the company by going to the website of the Florida Department of Business and Professional Regulation at (http://www.myfloridalicense.com/dbpr/re/index.html). It is possible that the company has a name it is doing business under which may not match the license name, and this can be determined and verified by going to the website.

What can be paid?

A commission or a fee can be paid to the apartment locator service. There is no monetary limit on this fee, since the apartment locator service is a licensed "real estate broker", and Florida law does not impose any limits on payments in this case. There is no difference in paying a locator service than your local real estate company who sends you a prospect who eventually becomes your resident. The amount paid may be the fee that the locator company charges in its contract, or any other amount that is negotiated between your company and the locator service. Make sure everything is clearly set forth in writing, and have your attorney review the document to make sure that you never have to pay a commission or fee unless a lease is fully consummated, the resident moves in, and all monies collected from the resident have cleared the bank. In some cases, there may be no written contract at all. You may receive a call from a locator service or a real estate company, a prospect is sent to you, a lease is signed, and you pay the commission agreed upon over the phone. Better practice dictates that this all be in writing.

Who can be paid?

Only the licensed real estate broker can be paid by the owner or management company. This may be the individual broker or the licensed brokerage company. No payment may be made by you to any employees or owner of the apartment locator company, whether or not that person holds a real estate license. The payment is made out to the broker or brokerage company, and what happens after that is the business of the apartment locator company.

The Apartment Locator Contract

If your company has no legally binding contract with the locator service, you are under no legal obligation to pay any fee or commission to the service for sending a prospect your way who ends up becoming a resident. If presented with an apartment locator contract, carefully review all its terms and conditions before signing, and have it reviewed first and approved by your regional manager or corporate office. Often, a locator service has entered into a contract with a prior management company or prior owner, a contract of which you had no knowledge. Your company's contractual liability for payment of a commission or fee will depend upon the wording of the contract and whether it applied to new owners or successor management companies. Train your management and leasing staff to never sign any forms or papers presented to them by any locator service, as the apparent authority of the employee and the act of signing can have a binding effect upon the management company or ownership.


One of the best ways to increase occupancy is through a resident referral. Simply put, one of your satisfied residents refers a friend, coworker or relative to your property. Often the referring resident is rewarded by you with the payment of a sum of money, a gift or a reduction in rent for the next month. This is all completely legal, and is allowed due to the efforts of the Florida Apartment Association in having Florida Statutes Section 475 amended to allow you to give "resident referral fees". However, there are limits in how much you can give as a referral fee to the referring resident, and no matter how desperate you are for residents, you cannot exceed the limits set by Florida law. Many companies operating in Florida are based out of other states and do not know the Florida law regarding referrals, and it is just a matter of time when a company gets in serious trouble, facing hefty fines or ever criminal prosecution.

Florida Law

Chapter 475 of Florida Statutes carves out exemptions addressing who can receive a "commission" for a real estate transaction without having to hold a valid and current real estate license. Florida Statute 475.011 provides the exemption from licensure in part as follows:

"ƒ(13)Any property management firm or any owner of an apartment complex for the act of paying a finder's fee or referral fee to an unlicensed person who is a tenant in such apartment complex provided the value of the fee does not exceed $50 per transaction. Nothing in this subsection authorizes an unlicensed person to advertise or otherwise promote the person's services in procuring or assisting in procuring prospective lessees or tenants of apartment units. For purposes of this subsection, "finder's fee" or "referral fee" means a fee paid, credit towards rent, or some other thing of value provided to a person for introducing or arranging an introduction between parties to a transaction involving the rental or lease of an apartment unit. It is a violation of s. 475.25(1)(h) and punishable under s. 475.42 for a property management firm or any owner of an apartment complex to pay a finder's fee or a referral fee to an unlicensed person unless expressly authorized by this subsection.

Applicability of the Statute

Who can be paid? To examine the statute, we see that it applies to a management company or owner of an apartment community. The person to whom you pay the referral fee must be the resident. The law does not indicate which resident in the case when there are two or more residents on the lease, but it can be safely assumed that the law refers to one and only one resident.

How much can be paid? The statute specifically states that the "value" of the "fee" can be no more than $50. This is clear. Any attempt to circumvent this by giving gift cards that exceed $50, paying $50 to each resident on a lease with multiple residents, giving the resident a product or service valued at more than $50, or giving a rent credit for the current or next month in an amount greater than $50, are all in violation of Florida law and will constitute a felony.

How often can the fee be paid? The statute makes it clear that the resident to whom you pay a referral fee cannot be "in the business" of trying to find residents to refer or advertise your property in any way. That enterprising resident who goes around placing flyers up in businesses or advertising apartments on Craigslist or in any other advertising medium, does not qualify under the exemption and will not be entitled to the referral fee. Exercise extreme care when a resident has multiple referrals to make sure that no violation of the statute is occurring. When dealing with the referred prospect, inquire how the prospect knows the referring resident.

Penalties for violations: The resident referral fee is always an uncomfortable topic with which to deal, as many apartment communities boldly advertise to the residents, often in writing in the resident newsletter or on signs posted prominently on the property, that resident referral fees are paid in amounts or value far exceeding $50. The reasons for payment of referral fees exceeding the $50 cap range from pure ignorance of the existing law to a knowing, calculated violation of the law. Resident referrals play an important role in filling vacancies, and the higher the referral fee, the more referrals an apartment community is going to receive. The problem is that violating Florida Statutes 475 is actually considered a third degree felony, punishable by a fine of up to $5000, and the violator is the person or company paying the referral fee, not the resident receiving it. It is important for the manager to alert his or her company to the existence of this law.

The Resident Referral Fee Agreement:

While a simple sign offering a resident referral fee will often suffice, situations may arise that are unexpected, and the referring resident may expect a referral fee in a situation that may not be appropriate. Will the referring resident receive the $50 payment or rent concession immediately, or after a specific time period? Suppose the referring resident is in default of his lease or even under eviction? The resident may refer an applicant who is not approved, or if approved, moves in and bounces the rent and security deposit checks. At what point in time will the referring resident receive the $50 payment or credit? Think about this carefully, and create a Referral Fee Terms and Conditions Sheet to avoid any misunderstandings between you and the resident. If you place a sign up on the property or advertise your referral fee in any way, simply print on the bottom of the sign or advertisement, "Terms and conditions apply, see office for details".


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Winning the Contested Eviction Action
by Brian P. Wolk Attorney at Law


Many evictions sail through the court process very smoothly. Often, the resident fails to file an answer with the court, entitling the landlord to a default final judgment for possession of the premises. Better yet for the landlord, many residents under eviction also vacate the premises soon after receiving their eviction papers. Nonetheless, many residents under eviction use their best efforts to mount a vigorous defense. The successful property manager must assume that each time an eviction action is filed, the resident under eviction will force the property manager to prove the landlord's case to the judge. That way, the property manager will not be caught off guard when the resident does decide to fight the eviction, because the property manager would have followed the proper steps prior to filing the eviction. Make no mistake about it: you do not want to lose in court. Besides the delay in being unable to evict your problem resident who is bringing in no rent cash flow, you will have spent money on the eviction that you may be unable to recoup. The final dagger in all of this would be a prevailing party attorney's fee award to the problem resident's attorney. There may be some aspects in life where winning is not paramount. However, when it comes to an eviction case, winning would obviously be a positive result, settling your case will often result in a good outcome, but not much good usually comes from losing a case! This article will not only examine the most common scenarios in which the resident under eviction will seek to delay or stop the process, but will give property managers a better understanding of how they can prevail in court in these situations.

Has the Property Manager Approved the Eviction Filing?

An essential preliminary decision that one needs to make as a property manager is whether the proper eviction procedures have been followed prior to sending over the eviction file to their attorney for the filing of the eviction action with the court. It is not uncommon for the property manager to delegate to an inexperienced assistant property manager or leasing agent the authority to send a resident to eviction. In the case of an eviction for nonpayment of rent, the property manager should review the Three Day Notice to make sure that the names and addresses on the lease and Three Day Notice match, that the amounts owed are stated as rent on the notice, that the lease classifies the late charges and/or utilities as rent or additional rent under the lease, that the late charges are not excessive, that the resident did not attempt to pay before the notice expired, and that expiration date on the notice is proper, which is three business days after the date of posting with Saturdays, Sundays and legal holidays excluded.

Property Manager Approving Eviction for Lease Noncompliances other than Nonpayment of Rent

Prior to filing an eviction for a lease noncompliance other than nonpayment of rent, the property manager must have prepared and served a proper Seven Day Notice to Cure and a proper Seven Day Termination Notice. It is possible that a Seven Day Notice to Cure will not be required for more extreme situations, such as criminal conduct. It is vital that a property manager consult with his eviction attorney to make sure that notices are properly worded and that sufficient proof exists. Before sending the potential case to your attorney, the property manager must also make sure that rent has not been accepted after the Seven Day Termination Notice was served, which would create a waiver by the landlord. A word of caution: judges may be unsympathetic to the resident who has failed to pay rent, but may be very sympathetic to the resident who has paid rent and is being evicted for reasons other the nonpayment of rent. The burden of proof will be placed on the property manager to strictly prove the landlord's case, before a judge will feel comfortable authorizing the Clerk to issue a writ of possession.

The Seven Day Rent Withholding Letter

It is essential that the property manager check the file for any correspondence received from the resident before attempting to evict the resident. Why you ask? You will lose your contested case if the landlord has not materially complied with its lease obligations and the resident served the landlord with a legally valid seven day rent withholding letter. Your attorney should not learn about this type of letter after the case has been filed, as it may be too late to save the property manager from defeat. Usually, the letter from the resident will list complaints or repair requests, demanding that the alleged lease noncompliance be cured within seven days. A logical interpretation of Florida Statute 83.60 (1), the section of the law which provides for the resident's ability to withhold rent, indicates that only building, health, or safety code violations justify the resident in withholding rent. Some judges take a broader view and will allow the resident to withhold the rent for reasons beyond code issues if the judge believes that the alleged violations demonstrate that the landlord has materially failed to comply with the lease.

Obligation to Repair during Eviction

When a resident under eviction makes a service request, do not ignore it. The knee jerk reaction from an inexperienced property manager is to ignore the request. Misguided beliefs are prevalent, such as the notion that repairs don't have to be conducted if the unit is under eviction, often driven by the logic that repairs should not have to be done if the resident cannot pay the rent. In fact, Florida Statute 83.51 clearly requires the landlord to comply with all obligations to maintain the premises during all times of the tenancy. If the property manager is trying to force the resident to pay the rent by failing to respond to need repairs, then winning the eviction action becomes far less likely, as the judge may allow the resident to withhold rent or use the landlord's noncompliance with the laws as a defense to the eviction action.

What is a Motion to Determine Rent?

The law requires the landlord to attach the Three Day Notice as an exhibit to the eviction complaint, so the resident understands the amount owed in a nonpayment of rent case. A resident may file an answer to the eviction complaint, disputing what is owed.

Legal Basis of the Motion to Determine Rent

According to Florida law, in order to contest the eviction filing, the resident must file an answer within five business days of being served or file a motion to determine rent. The wording of the statute requires the resident to attach documentation to support their claim that the rent alleged in the complaint is in error.

The Property Manager's Response to the Motion to Determine Rent

If the resident's motion fails to attach receipts to it, then the property manager's attorney should argue that the motion is not valid because the documentation attached is insufficient. Residents often attempt to use this motion as a stall tactic. The property manager should be prepared to battle the resident, and a proper account ledger is crucial in the event the court sets a hearing on the motion to determine rent. The account ledger should show all charges and credits during the history of the account, along with a running balance. At the hearing the judge will usually order a rent amount to be deposited into the court registry by a certain date and time, usually within 1-5 days. The property manager's attorney should remind the court that the accrued rent should be deposited as well. If the resident complies with the order to deposit monies into the court registry, then a final hearing will be scheduled.

The Motion to Dismiss Due to Defective Three Day Notice

Although less common than the motion to determine rent, residents also sometimes contest the eviction case by filing a motion to dismiss the eviction complaint because of some alleged defect in the Three Day Notice. These residents would try to make the case that unless the Three Day Notice complies with the statutory requirements, the eviction must be dismissed, even if no monies have been deposited into the court registry. Often, these motions will be made without any monies being deposited into the court registry, and are prepared with an attorney's help.

How Does the Statute Require the Resident to Post Monies into the Court Registry?

FS 83.60 Defenses to action for rent or possession; procedure "¦(2) In an action by the landlord for possession of a dwelling unit, if the tenant interposes any defense other than payment, the tenant shall pay into the registry of the court the accrued rent as alleged in the complaint or as determined by the court and the rent which accrues during the pendency of the proceeding, when due. The clerk shall notify the tenant of such requirement in the summons. Failure of the tenant to pay the rent into the registry of the court or to file a motion to determine the amount of rent to be paid into the registry within 5 days, excluding Saturdays, Sundays, and legal holidays, after the date of service of process constitutes an absolute waiver of the tenant's defenses other than payment, and the landlord is entitled to an immediate default judgment for removal of the tenant with a writ of possession to issue without further notice or hearing thereon. In the event a motion to determine rent is filed, documentation in support of the allegation that the rent as alleged in the complaint is in error is required.

Past Uncertainty Regarding Application of the Court Registry Deposit Requirements to the Motion to Dismiss for Defective Three Day Notice

Many judges, even within the same county, interpreted the law differently. Many judges focused on the language of Florida Statute 83.60 (2) and required money to be deposited into the court registry if the defense was anything other than payment. If the resident was arguing that the Three Day Notice is wrong, then in the opinion of these judges, any defense other than payment triggers the court registry requirement. Other judges would not invoke the court registry requirement if the Three Day Notice was improper, as they would find that a proper notice was a condition precedent to filing the eviction action, and as such, these judges would dismiss the case.

Clarity Regarding the Court Registry Deposit Requirements of Florida Statute 83.60 (2)

The Fourth District Court of Appeals in December 2010 ruled that the undisputed rent must be deposited into the court registry before a resident is entitled to a hearing on the merits. The good news for property managers is that all lower courts, including county courts not part of the Fourth District Court of Appeals, are bound to follow the above decision, due to a Florida Supreme Court case which sets forth the proper hierarchy for decisional holdings. Property managers should not count on all judges following this holding and should not be lulled into a false sense of security. A successful property manager should still make sure that the Three Day Notice served on the resident complies in full with the statute. Moreover, if the owing rent is deposited into the court registry, notice deficiencies can readily cause the eviction to be denied.

What is Hearsay?

Hearsay is defined as an out of court oral or written statement to prove the truth of the matter being asserted. Hearsay often will become an issue during a contested Seven Day Termination Notice eviction case. The basis behind the law is that it would be unfair not to have the ability to cross-examine the witness.

Hearsay Fallacies

A large number of property managers are of the opinion that hearsay only means that a person told you something and you are prevented from admitting that statement into evidence at trial. That is true unless that person attends the trial with you. What many property manages do not realize is that hearsay also applies to vendor repair bills, affidavits and written statements. Those may often only be admitted into evidence if the author of those statements appears at trial. For example, if the basis for the eviction is a police report, then in order to win your case, the police officer who signed the report must be present at the eviction hearing so that he or she can testify.


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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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