How to Evict a Subtenant in Florida

I realize that this is a pretty narrow question, but the issue of having to evict subtenants came up in a recent case of mine. I thought it might be appropriate to write a little on the subject.

Of course this article is for educational purposes only. I’m not providing legal advice. If you want legal advice, hire a lawyer. Especially in situations like this where things get tricky.

What is a Subtenant?

First of all, it’s important for me to explain what a subtenant is, so we are all on the same page. A subtenant is when a tenant leases (subleases) the premises to someone else. Example: You lease your house to me, and then I turn around and lease a room (or possibly the entire house) to my friend Stan. Continue reading

Florida LLC vs. S Corp vs. C Corp – Which is Best for My Business?

As a business attorney in the Sarasota County, Florida, I often help new business owners on set up their corporate entities. One of the first questions asked is, “Which entity is right for me and my business?”

The answer is, invariably, it depends. This is a complicated question for many reasons, but it’s one that is well worth answering because establishing a corporate entity is important. There are 3 major reasons why people incorporate their businesses:

  1. Incorporating your business can limit your personal liability;
  2. Incorporating your business can limit your tax exposure; and
  3. Incorporating your business can allow you to divide the ownership of your business easily.

These are the major benefits to operating your business under some form of corporate entity, and these 3 reasons should play heavily into your decision to selecting which entity is right for you. However, there is a fourth factor, and that is the amount of red tape and overhead attached to operating your new entity. As a new business owner you will have a lot of aspects of the business to manage, and you will have to attend to everything with limited time and limited funds. The ideal business entity protects the owners from liability, limits tax exposure, allows ownership to be divided easily, and doesn’t require a ton of time or money to maintain.

The purpose of this article is to run through the three major types of business entities you will encounter, and to list some of the differences between the entity types, as well as the pros and cons of each entity.

The LLC

The LLC or Limited Liability Company is the simplest form of corporate entity. The LLC has only recently become popular in the United States, but has become a favorable choice for small businesses because they are inexpensive to establish, easy to manage, and still offer protection from liability stemming from actions of the company.

LLCs are pass through entities, meaning that the profits from the company pass directly through the company to the owners. Instead of the company itself being taxed and having to file a tax return, the individuals who own the LLC receive a percentage of the profits based on their ownership share (their “pro rata” share), and then they report that income (less deductible business expenses) on their personal income taxes. Of course, if the business is losing money the owners report that loss. The bottom line is that everything flows from the LLC to the business owner and the profits get taxed one time at the individual level.

LLCs are nice because they are inexpensive to form and can be operated with few corporate formalities. Used properly, they can insulate you from personal liability and allow you to divide ownership between multiple parties without an excessive amount of red tape. However, if the business starts generating a lot of money, it is all reported as ordinary income and subject to self employment tax.

The S Corporation

An S Corporation is best described as a hybrid between an LLC and C Corporation. Like the LLC, it is a pass through entity where all of the profits and losses flow to the owners of the company, but like a C Corporation the company is owned by shareholders. The key advantage to an S Corp over an LLC is that the owners of the S Corp can pay themselves a reasonable salary (subject to FICA tax and other withholding requirements), but the remaining net earnings can be distributed as passive dividend income not subject to self employment tax. The advantage of an LLC over an S Corp is that there is less paperwork and corporate formalities with establishing and maintaining an LLC.

However, to make matters even more interesting, LLCs can elect to be classified as a S Corporation in the eyes of the IRS to avail themselves the tax benefits of an S Corp. That provides the business owner with the flexibility of administration that comes with an LLC, and the flexibility of tax treatment of business income with the S Corp.

The C Corporation

When you think of a C Corporation, think of your traditional big business that is listed on a public stock exchange. Like an S Corporation, the C Corporation is organized by shares and allows for sophisticated options when it comes to dividing ownership. The key difference with a C Corp is that its income is taxed on two levels: the company is taxed on the corporate level, and then the profits that get distributed to the shareholders get taxed on the shareholder level. From a corporate housekeeping standpoint, C Corporations have more formalities than a LLC and S Corporation, and are more expensive to maintain.

Most small to midsize business clients that I work with end up taking the S-Corp or LLC route.

Corporate Entity Selection – Final Thoughts

Selecting the appropriate entity is an important part of beginning any new business venture. You need to carefully consider the pros and cons of the legal, tax, and operational aspects of each business entity when deciding. You will want to work closely with both your lawyer and CPA to determine the best fit for your business.

If you have any questions regarding establishing a business entity in Florida, please feel free to contact me. It would be my pleasure to discuss your business and your needs in determining the appropriate entity.

How to Put Real Estate into a Trust in Sarasota County, Florida

As a real estate lawyer, I occasionally have clients approach me who want their homes or other pieces of real estate placed into their trust. The process is relatively simple, and involves the preparation of a “Deed into Trust”. This deed works like any other deed. It is designed to convey the property from the individual owner to their trust.

Here is a brief overview of the steps involved in moving a piece of real estate into a trust. As always, this article is not designed to be legal advice. It’s designed to provide you with a general overview of the process. Improperly preparing a deed can have serious consequences for the parties involved, and for that reason I always recommend hiring a lawyer to prepare deeds of any kind. It does not cost much to have a lawyer prepare a proper deed.

Review the Trust and Current Deed

The first step is to review the current deed for the piece of real estate in question, and to look at the trust to ensure that it is a valid trust and allows the owner of the trust to place real estate inside it.

We look at the current deed to verify who the owner is, and to ensure that it matches the trust. Hopefully there are no surprises! Once we are satisfied with the trust and the current deed, we can move to drafting our document placing the real estate into the trust.

Prepare the Deed into Trust

Once we have done our homework and confirm that this property can be placed into a trust, the next step is to prepare the deed itself. This is relatively straight forward, but requires the lawyer to carefully review all documentation to ensure that the deed is drafted properly.

Review and Execute the Deed

After the deed has been drafted, the next step is to sit down with the client and execute the deed. I like to do this in person with local clients, but there are a lot of out of state property owners in Sarasota County. In those situations I mail the clients the deed along with detailed instructions for reviewing and executing the document.

Record the Deed

After the Deed into Trust has been properly executed, the final step is to record the deed with the local Clerk of Court. There is a small filing fee associated with this step that is paid to the Clerk. The Clerk will take the deed, record it in the public record, and then mail the original deed back to my office or to the client.

After the Clerk has recorded the deed the real estate is officially inside the trust and the job is done.

Deeds into Trust – Final Thoughts

I hope that this article have provided you with a good overview as to how to add a house to a trust. Placing a deed into a trust is a routine and straight forward task for a real estate lawyer. It can be done quickly and cost effectively. Please feel free to call my office at (941) 882-4367 or send me an email if you would like to discuss placing your real estate into your trust. I assist clients in Sarasota, Charlotte, and Manatee Counties with preparing deeds.

How to Remove a Tenant After Foreclosure in Sarasota, Florida

As a landlord tenant attorney who has performed many standard evictions in Sarasota and Manatee county, I get many calls regarding interesting situations from potential clients. These calls usually involve discussing the removal of guests, subtenants, significant others, squatters, section 8 tenants, etc – you name it, I’ve probably had to evict it.

In the wake of the foreclosure crisis I have received many calls from purchasers of foreclosed property through foreclosure auctions and tax deed auctions about removing occupants from their newly acquired property. I have removed people from foreclosed properties and tax deed properties as well, and today I am going to write a little on the process specifically for evicting residents from foreclosed properties.

The Protecting Tenants in Foreclosure Act

The Protecting Tenants in Forclosure Act (PTIFA) sunsetted (ended) December 31, 2014. Property owners no longer need to abide by the PTIFA.

Understand that there is actually a Federal law in place called the Protecting Tenants in Foreclosure Act designed to protect legitimate tenants who are caught in the wake of a foreclosure. Many times the people living in these foreclosed properties are actually legitimate tenants. The Protecting Tenants in Foreclosure Act (PTIFA) is designed to protect tenants in those exact circumstances. Understanding the Act is key to understanding how to remove illegitimate tenants, and failure to follow the Act can find you in big trouble and in violation of Federal law.

The basic idea of the PTIFA is that it allows legitimate tenants with written leases to live out their leases after foreclosure. They still need to pay the rent to the new owner of the property, but they will be allowed to live out their lease. If they don’t have a written lease, or there was a written lease but it expired, then they are allowed to stay for 90 days (and continue to pay rent).

If they aren’t legitimate tenants, then they can usually be removed in a matter of weeks.

How to Identify and Remove Illegitimate Tenants

The first step is to reach out to the occupants of the house. Usually the new owner of the property has already tried to contact the occupants prior to calling me. If the conversation doesn’t go well then they start looking for a lawyer. If the conversation does go well they can learn how the tenant has possession (eg, a written lease, an oral lease, etc), and what the occupants goals are. In that case we can usually negotiate the tenant’s departure from the property without the need for litigation.

Sometimes the occupants will tell the purchasers that they won’t provide any information, refuse to leave or pay any rent, etc. In that case I send the occupants a letter demanding that they identify themselves and provide me with a written lease. I have the letter served by a process server and give the occupants a certain amount of time to respond. If they fail to respond, then I petition the Court through the Foreclosure case stating that people who are not bonafide tenants under the Protecting Tenants in Foreclosure Act are remaining on the property, and I can usually get an order from the Court granting the new owners possession through the foreclosure case.

Best case scenario I have had illegitimate occupants removed in as little as 4 weeks – which is about how long a regular eviction takes. Of course in the world of civil litigation there are no guarantees. You never know what exactly will happen and it can sometimes get a little tricky. But illegitimate tenants will not be allowed to stay on foreclosed property forever.

Evicting Tenants After Foreclosure – Final Thoughts

I hope that this article gave you some ideas as to how illegitimate tenants are removed from foreclosed property in Florida. As a landlord tenant and real estate litigation attorney in Sarasota, I deal with these kinds of situations frequently. It is my pleasure to share some thoughts on the subject with you. If you would like to discuss your case further I invite you to call my office at 941-882-4367 or visit my contact page to reach out.

Drafting and Enforcing Promissory Notes in Sarasota County

In this article I will provide some thoughts on promissory notes. This is is written from the perspective of someone who has not only drafted promissory notes, but have enforced promissory notes through litigation. The reason why I mention that is because the act of enforcing a promissory note goes hand in hand with drafting one. Like any other agreement, you want to hope for the best, but ultimately be prepared for the worst.

Before I get too far into this, I need to mention that I am a business and civil litigation attorney located in Venice, and I serve all of Sarasota County, Manatee County, and Charlotte County. This article is being written for educational purposes only. It is not legal advice. If you have a question about preparing or enforcing a promissory note, you will want to talk with a real live lawyer.

Consider the Parties

One aspect of a promissory note to consider is whether a corporation or an individual will be borrowing the money. If it’s a corporation, you want to be especially careful because a borrower can try to use that to escape personal liability. I would consider including a personal guarantee or including both the business and individual as named borrowers on the note. If you are an individual about to sign a guarantee, you want to understand the limits of the guarantee, if any, and the host of other issues that come with signing contracts and guarantees.

Include Terms for Default

It is important to spell out clear terms in the promissory note defining what a default under the note is. What if the borrower dies? What if the borrower initiates filings for bankruptcy? What if the borrower doesn’t timely pay? These situations all need to be considered (among many others) when preparing the agreement, along with the remedies in the event of default. Continue reading

How Much Does an Eviction Cost in Sarasota County, Florida?

I am a landlord tenant lawyer in Venice (Sarasota County), Florida. I represent clients in Sarasota, Venice, and the surrounding area. As a landlord tenant lawyer, I file a lot of evictions, and I also defend tenants who are being wrongly evicted. I have put together a couple articles on evictions, including a general overview of the entire eviction process, and an article on holdover evictions as well.

In this article I want to discuss the cost of evicting a tenant in Sarasota County.

Court Costs / Expenses

This section is subject to change, but as of the time of writing this article the court costs of an eviction in Sarasota County are: Continue reading