Monthly Legal Insights

For Property Managers

📋 TL;DR - Key Takeaways This Month

Source: Law Offices of Heist, Weisse & Wolk, PLLC

In the world of property management, actions often speak louder than words, or even what's written in your lease. Two legal concepts, Waiver and Estoppel, are critical for every landlord to understand, as they are common defenses used by tenants to defeat evictions. "Waiver" occurs when you intentionally give up a right, like consistently accepting late rent without charging a late fee. "Estoppel" happens when your conduct leads a tenant to believe something, and they act on that belief. For example, accepting rent after serving a 7-Day Notice for an unauthorized pet can waive your right to evict for that violation. This article explores the common ways managers accidentally undermine their own cases and how to avoid these costly mistakes.

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Hector Mora-Petras Community Manager | THE WHITT RangeWater Real Estate

Hector Mora-Petras has been passionate about property management since he stepped into the multifamily industry in 2018. He's built a strong track record managing a wide range of communities, focusing on value-add opportunities and top-notch customer service with companies like RADCO, ZRS, and now RangeWater. At RangeWater, Hector previously oversaw one of the company's largest communities before its transition in September 2025. Today, he's bringing his experience and energy to an exciting new lease-up in the Riverview, FL market.

Beyond his day-to-day role, Hector is a familiar face in industry leadership and advocacy. He currently serves as Secretary of the Bay Area Apartment Association, a delegate for the Florida Apartment Association (FAA), and an alternate for the National Apartment Association (NAA). A graduate of the FAA Leadership Lyceum and proud recipient of NAA's inaugural 20 on the Rise, Hector also dedicates time to mentoring new professionals and strengthening the multifamily community. When he's not at work, you'll likely find him traveling with his husband or enjoying time with their two German Shepherds.

Connect with Hector on LinkedIn!

Source: Law Offices of Heist, Weisse & Wolk

One of the most frequent and fatal mistakes a landlord can make is accepting rent with knowledge of a non-monetary lease violation. Doing so can invalidate your notice and force you to start the eviction process all over again. This essential video explains the danger of accepting rent when dealing with issues like unauthorized pets or occupants and provides clear guidance on the proper procedure to follow to preserve your right to terminate the tenancy.

Source: Concerned client

Yes, you can take measures that preserve the property, and this includes turning the electricity on in your name to prevent issues like mold. However, be aware of a critical point: once you turn the power on, you cannot turn it off again for any reason while the tenancy is ongoing, even if the tenant is not paying rent or reimbursing you. Doing so could be considered a prohibited practice under Florida Statute 83.67, leading to significant penalties. The power must remain on until you have legally recovered possession of the unit.

We're running this one again, just in case you missed it last month! Recently enacted SB 948 requires landlords to provide tenants with a flood disclosure. We have prepared a form that mirrors the statutory language that you can use beginning October 1, 2025.

Access the Resources + Forms Now

Emotional support animals (ESAs) remain one of the most misunderstood areas of fair housing compliance, and myths about them can easily lead to costly mistakes. This article dispels five of the biggest misconceptions—including breed bans, exemptions for college dorms, hypoallergenic requirements, limits on the number of ESAs, and denial after late disclosure—and underscores that the Fair Housing Act applies broadly to all housing types. It emphasizes that housing providers must make reasonable accommodations based on verified need, handle each request individually, and avoid relying on assumptions. By separating fact from fiction, maintaining consistency, and strengthening staff training, property managers and institutions can protect themselves from complaints while fostering inclusive, legally compliant communities.

Find out how...

Goleta, California, appears to be on the verge of enacting one of the most aggressive tenant-protection ordinances in the state—an expansion of its existing Chapter 8.19 that goes well beyond California's statewide AB 1482 protections. The new law imposes strict "just cause" requirements for evictions; mandates relocation payments equal to two months' rent (or $8,000, whichever is greater) for no-fault evictions; requires landlords to offer one-year leases and grant tenants a right of first refusal after substantial remodels; and caps post-remodel rent increases at no more than 5% plus inflation or 10% (with landlords needing city approval to exceed that). It also establishes broad anti-harassment rules, heavy penalties—including treble damages and attorneys' fees—for violations, and a detailed appeals process over rent adjustments. Florida landlords can be thankful for the state's strong pre-emption in Chapter 83, which prevents local governments from enacting this kind of sweeping regulation.

Download the ordinance here.

This Month's Top Questions from Property Managers

Source: Law Offices of Heist, Weisse & Wolk

Check out this month's quick tip to lower your liability and get you on the road to relaxing more!