{"id":737,"date":"2018-01-17T07:11:03","date_gmt":"2018-01-17T15:11:03","guid":{"rendered":"https:\/\/www.yesnerlaw.com\/?p=737"},"modified":"2018-01-17T07:11:03","modified_gmt":"2018-01-17T15:11:03","slug":"my-landlord-gave-me-15-days-notice-to-leave-help","status":"publish","type":"post","link":"https:\/\/www.yesnerlaw.com\/my-landlord-gave-me-15-days-notice-to-leave-help\/","title":{"rendered":"My Landlord gave me 15 days notice to leave.  Help!"},"content":{"rendered":"<p class=\"x_p1\"><span class=\"x_s1\">One of the biggest myths we see in residential Landlord \/ Tenant law, one of the most common mistakes, is landlords or lessors who give the tenant or lessee 15 days&#8217; notice to vacate or 15 days&#8217; notice of termination of the lease.<\/span><\/p>\n<p class=\"x_p1\"><span class=\"x_s1\">Wait, doesn&#8217;t the law allow 15 days notice on a month to month lease?<span class=\"x_Apple-converted-space\">\u00a0 <\/span>Sort of &#8230;<\/span><\/p>\n<p class=\"x_p1\"><span class=\"x_s1\">Under Florida Statute 83.46, when the lease has no specific duration, the term is defined by how often the tenant pays rent &#8211; annually, quarterly, monthly or weekly. Then, Statute 83.57 provides that the lease can be terminated:<\/span><\/p>\n<ul class=\"x_ul1\">\n<li class=\"x_li1\"><span class=\"x_s1\">If annually (year to year) by giving at least 60 days&#8217; notice;<\/span><\/li>\n<li class=\"x_li1\"><span class=\"x_s1\">If quarterly by giving at least 30 days&#8217; notice;<\/span><\/li>\n<li class=\"x_li1\"><span class=\"x_s1\">If month to month by giving at least 15 days&#8217; notice;<\/span><\/li>\n<li class=\"x_li1\"><span class=\"x_s1\">If week to week by giving 7 days&#8217; notice.<\/span><\/li>\n<\/ul>\n<p class=\"x_p1\"><span class=\"x_s1\">Where most landlords trip up is that each notice provision says &#8220;&#8230; prior to the end of the &#8230;&#8221; annual, quarterly, monthly or weekly period (as applicable). In other words, the notice must be prior to the end of the rental term.<\/span><\/p>\n<p class=\"x_p1\"><span class=\"x_s1\">For example, on a month to month occupancy, notice given on January 2 can give the tenant <span class=\"x_s2\">until Jan. 31<\/span> to vacate because <span class=\"x_s2\">Jan. 31<\/span> is the end of the month and Jan. 2 is at least 15 days from the end of the month.<span class=\"x_Apple-converted-space\">\u00a0 <\/span>The mistake we see landlords make too often is giving notice on Jan. 2 to be out by Jan 17 (15 days later), or giving notice <span class=\"x_s2\">on January 21<\/span> to be out <span class=\"x_s2\">on February 5<\/span> (again 15 days later).<span class=\"x_Apple-converted-space\">\u00a0 <\/span>Both of these time periods are inaccurately calculated and could get the landlord in trouble for violation of debt collection laws under Federal and Florida Laws, and could interfere with any action to evict the tenant.<\/span><\/p>\n<p class=\"x_p1\"><span class=\"x_s1\">The correct notice in the scenarios above:<\/span><\/p>\n<ul class=\"x_ul1\">\n<li class=\"x_li1\"><span class=\"x_s1\">Notice given January 2 &#8211; lease terminates <span class=\"x_s2\">Jan. 31.<\/span><\/span><\/li>\n<li class=\"x_li1\"><span class=\"x_s1\">Notice given January 12 &#8211; lease terminates <span class=\"x_s2\">Jan. 31.<\/span><\/span><\/li>\n<li class=\"x_li1\"><span class=\"x_s1\">Notice given January 17 &#8211; lease terminates <span class=\"x_s2\">February 28.<\/span><\/span><\/li>\n<li class=\"x_li1\"><span class=\"x_s1\">Notice given <span class=\"x_s2\">January 20<\/span> &#8211; lease terminates <span class=\"x_s2\">Feb. 28<\/span> (or 29 in a leap year)<\/span><\/li>\n<\/ul>\n<p class=\"x_p1\"><span class=\"x_s1\">We hope this clarifies a huge myth in the landlord \/ tenant area of Florida law.<span class=\"x_Apple-converted-space\">\u00a0 <\/span>However, for more information on this issue, please subscribe to the Crushing Debt Podcast, on <a href=\"https:\/\/itunes.apple.com\/us\/podcast\/yesner-law-podcast\/id1056217582\" target=\"_blank\" rel=\"noopener noreferrer\"><span class=\"x_s2\">iTunes<\/span><\/a>, <a href=\"http:\/\/www.stitcher.com\/s?fid=77435&amp;refid=stpr\" target=\"_blank\" rel=\"noopener noreferrer\"><span class=\"x_s2\">Stitcher<\/span><\/a><\/span><span class=\"x_s2\">, and GooglePlay<\/span><span class=\"x_s1\">. If you prefer, please contact us to schedule a free initial consultation to discuss your options at <a href=\"tel:727-261-0224\" target=\"_blank\" rel=\"noopener noreferrer\"><span class=\"x_s2\">727-261-0224<\/span><\/a> or email me directly at <a href=\"mailto:shawn@yesnerlaw.com\" target=\"_blank\" rel=\"noopener noreferrer\"><span class=\"x_s2\">shawn@yesnerlaw.com<\/span><\/a>.<\/span><\/p>\n<p class=\"x_p1\"><span class=\"x_s1\">Shawn M. Yesner, Esq., is the host of the Crushing Debt Podcast and founder of Yesner Law, P.L., a Tampa-based boutique real estate and consumer law firm that helps clients eliminate the financial bullies in their lives. We assist clients with asset protection, the sale and purchase of real property, Chapter 7 liquidation, Chapter 13 reorganization, bankruptcy, foreclosure defense, debt settlement, landlord\/tenant issues, short sales, and loan modifications in Tampa, Westchase, Odessa, Oldsmar, Palm Harbor, Clearwater, Pinellas Park, Largo, St. Petersburg, and throughout the greater Tampa Bay area.<\/span><\/p>\n\t\t\t<div class='shareThisWrapper '>\n\t\t\t\t<a target='_blank' class='dskSharingIcon dskSharingIcon_facebook' href='https:\/\/social.milemarkmedia.com\/?site=fb&u=https%3A%2F%2Fwww.yesnerlaw.com%2Fmy-landlord-gave-me-15-days-notice-to-leave-help%2F' rel=\"nofollow\"><img decoding=\"async\" alt=\"Facebook\" title=\"Facebook\" src=\"https:\/\/d78c52a599aaa8c95ebc-9d8e71b4cb418bfe1b178f82d9996947.ssl.cf1.rackcdn.com\/dsk_sharing\/icons\/ftlg_16.png\" width=64 height=16><\/a>\n\t\t\t\t<a target='_blank' class='dskSharingIcon dskSharingIcon_twitter' href='https:\/\/social.milemarkmedia.com\/?site=tw&u=https%3A%2F%2Fwww.yesnerlaw.com%2Fmy-landlord-gave-me-15-days-notice-to-leave-help%2F' rel=\"nofollow\"><img decoding=\"async\" alt=\"Twitter\" title=\"Twitter\" src=\"https:\/\/d78c52a599aaa8c95ebc-9d8e71b4cb418bfe1b178f82d9996947.ssl.cf1.rackcdn.com\/dsk_sharing\/icons\/ftlg_16.png\" width=64 height=16><\/a>\n\t\t\t\t<a target='_blank' class='dskSharingIcon dskSharingIcon_linkedin' href='https:\/\/social.milemarkmedia.com\/?site=li&u=https%3A%2F%2Fwww.yesnerlaw.com%2Fmy-landlord-gave-me-15-days-notice-to-leave-help%2F' rel=\"nofollow\"><img decoding=\"async\" alt=\"LinkedIn\" title=\"LinkedIn\" src=\"https:\/\/d78c52a599aaa8c95ebc-9d8e71b4cb418bfe1b178f82d9996947.ssl.cf1.rackcdn.com\/dsk_sharing\/icons\/ftlg_16.png\" width=64 height=16><\/a>\n\t\t\t<\/div>","protected":false},"excerpt":{"rendered":"<p>One of the biggest myths we see in residential Landlord \/ Tenant law, one of the most common mistakes, is landlords or lessors who give the tenant or lessee 15 days&#8217; notice to vacate or 15 days&#8217; notice of termination of the lease. Wait, doesn&#8217;t the law allow 15 days notice on a month&#8230;  <a href=\"https:\/\/www.yesnerlaw.com\/my-landlord-gave-me-15-days-notice-to-leave-help\/\">Read More &raquo;<\/a><\/p>\n","protected":false},"author":2,"featured_media":0,"comment_status":"closed","ping_status":"closed","sticky":false,"template":"","format":"standard","meta":{"footnotes":""},"categories":[20],"tags":[357,356],"class_list":["post-737","post","type-post","status-publish","format-standard","hentry","category-landlord-tenant","tag-being-evicted","tag-florida-landlord-tenant-law"],"_links":{"self":[{"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/posts\/737","targetHints":{"allow":["GET"]}}],"collection":[{"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/posts"}],"about":[{"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/types\/post"}],"author":[{"embeddable":true,"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/users\/2"}],"replies":[{"embeddable":true,"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/comments?post=737"}],"version-history":[{"count":1,"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/posts\/737\/revisions"}],"predecessor-version":[{"id":738,"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/posts\/737\/revisions\/738"}],"wp:attachment":[{"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/media?parent=737"}],"wp:term":[{"taxonomy":"category","embeddable":true,"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/categories?post=737"},{"taxonomy":"post_tag","embeddable":true,"href":"https:\/\/www.yesnerlaw.com\/wp-json\/wp\/v2\/tags?post=737"}],"curies":[{"name":"wp","href":"https:\/\/api.w.org\/{rel}","templated":true}]}}