Landlord Tenant
Disputes
Landlords and tenants both have rights under Florida law. We act for one side of a dispute and keep the work in proportion to what is at stake.
- Who we represent
- Landlords or tenants, one side per dispute
- Matters
- Deposits, evictions, writs of possession
- Counties
- Miami-Dade · Broward · Palm Beach
- Your attorney
- Shaun Zaciewski
What we handle
Three kinds of dispute, handled in proportion.
Our efforts are cost effective, so that you are not paying for unnecessary services.
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Security deposit claims
Resolving disputes over the return or withholding of a security deposit.
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Evictions
Evictions for breach of a rental agreement or lease.
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Writs of possession
For owners who obtain title following a foreclosure sale and need possession of the property.
Who we represent
Either side.
Never both.
We act for landlords and for tenants, but for only one party in any dispute. Before we respond, we check that we do not already represent the other side.
Landlords
If you own the property
- Evictions for breach of lease
- Writs of possession after a foreclosure sale
- Security deposit claims
Or
Tenants
If you rent the property
- Security deposit claims
Tell us the situation. If we cannot act for you, we will say so after the conflict check.
One side per dispute. If the property is governed by an association we represent, a dispute with that association is a conflict we cannot take on.
How it works
From the first call to possession, or a returned deposit.
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Step 01
A conflict check first
We confirm we can act for you, and that the other side is not already our client.
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Step 02
The lease and the facts
We review the lease, the notices and the timeline before recommending a course.
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Step 03
A proportionate path
We recommend the least costly route that protects your position, and say what it should cost.
Your attorney
Shaun Zaciewski
Founding Partner
Two decades representing condominium associations, homeowners associations and boards of directors across Florida, with an active civil litigation practice in state and federal court.
Common questions
What landlords and tenants ask us.
Answers here are general information, not legal advice for your situation.
How long does an eviction take in Florida?
It depends on the type of eviction, whether the tenant responds and how busy the court is. Uncontested cases can move in a few weeks; contested ones take longer. We give you a realistic estimate once we have seen the lease and the notices.
What can a landlord keep from a security deposit?
Florida law sets the notice a landlord must send and the deadlines for returning or claiming a deposit. Deductions are generally limited to unpaid rent and damage beyond normal wear and tear. We can review what was withheld and whether the notice was given correctly.
What is a writ of possession, and when do I need one?
A writ of possession is the court order that lets the sheriff return the property to its owner. It usually follows an eviction judgment, or a foreclosure sale when the occupants have not left. We can tell you whether your situation calls for one.
I rent in a building your firm represents. Can you act for me?
Possibly not. If the dispute is with an association we already represent, it is a conflict we cannot take on. Tell us the name of the building and we will confirm after our conflict check.
Your association deserves counsel that answers.
Call the office, or send a note about what your board is dealing with. You will hear back from the attorney, not an intake form.