Florida Senate - 2021                                    SB 1808
       
       
        
       By Senator Powell
       
       
       
       
       
       30-01775-21                                           20211808__
    1                        A bill to be entitled                      
    2         An act relating to abandoned residential real
    3         property; creating s. 702.13, F.S.; providing a short
    4         title; creating s. 702.14, F.S.; providing
    5         applicability; creating s. 702.15, F.S.; defining
    6         terms; creating s. 702.16, F.S.; authorizing a
    7         mortgagee or mortgage servicer to enter certain
    8         abandoned property only under specified conditions;
    9         creating s. 702.17, F.S.; authorizing a county or
   10         municipality to notify a mortgagee or mortgage
   11         servicer that a residential real property has been
   12         determined to be abandoned, in midforeclosure, and a
   13         nuisance; providing notice requirements; authorizing a
   14         mortgagee or mortgage servicer to request that a
   15         county or municipal authority visit a property and
   16         make a specified determination; providing requirements
   17         relating to such request; creating s. 702.18, F.S.;
   18         requiring a mortgagee or mortgage servicer to abate
   19         the nuisance and maintain certain property upon
   20         receipt of specified notice; authorizing a mortgagee,
   21         mortgage servicer, or designee to enter the property
   22         and take specified actions; requiring a record of
   23         entry be made consisting of certain information;
   24         authorizing the mortgagee, mortgage servicer, or
   25         designee to remove certain property; requiring certain
   26         notice before a mortgagee, mortgage servicer, or
   27         designee enters a property; requiring a record of
   28         entry be kept for a certain length of time; requiring
   29         a mortgagee, mortgage servicer, or designee to
   30         immediately leave the property if it is occupied or
   31         not abandoned and to notify the appropriate authority;
   32         prohibiting the mortgagee, mortgage servicer, or
   33         designee from subsequently entering the property
   34         except under certain circumstances; limiting a county
   35         or municipality’s liability; creating s. 702.19, F.S.;
   36         authorizing a county or municipality to abate a
   37         nuisance and recover certain costs; limiting the
   38         county or municipality’s liability; creating s.
   39         702.21, F.S.; authorizing a county, municipality,
   40         mortgagee, or mortgage servicer to enter the property
   41         in an emergency to make certain repairs without first
   42         providing notice to the property owner or mortgagor;
   43         providing an effective date.
   44          
   45  Be It Enacted by the Legislature of the State of Florida:
   46  
   47         Section 1. Section 702.13, Florida Statutes, is created to
   48  read:
   49         702.13Short title.—Sections 702.13-702.21 may be cited as
   50  the “Abandoned Property Neighborhood Relief Act.”
   51         Section 2. Section 702.14, Florida Statutes, is created to
   52  read:
   53         702.14Applicability.—This act applies only to residential
   54  real property consisting of one-family to four-family dwelling
   55  units.
   56         Section 3. Section 702.15, Florida Statutes, is created to
   57  read:
   58         702.15Definitions.—As used in this act, the term:
   59         (1)“Abandoned residential property” means residential real
   60  property in which there are no signs of occupancy and at least
   61  three of the following indications of abandonment:
   62         (a)The absence of furnishings and personal items
   63  consistent with residential habitations;
   64         (b)The gas, electric, or water utility services have been
   65  disconnected;
   66         (c)Multiple windows on the property are boarded up or
   67  closed off, smashed, broken, or unhinged, or multiple window
   68  panes are broken and unrepaired;
   69         (d)Statements by neighbors, passersby, delivery agents, or
   70  government employees that the property is vacant;
   71         (e)Doors on the property are substantially damaged, broken
   72  off, unhinged, or conspicuously open;
   73         (f)The property has been stripped of copper or other
   74  materials, or interior fixtures have been removed;
   75         (g)Law enforcement officials have received at least one
   76  report within the immediately preceding 6 months of trespassing,
   77  vandalism, or other illegal activities on the property;
   78         (h)The property has been declared unfit for occupancy and
   79  ordered to remain vacant and unoccupied under an order issued by
   80  a county or municipal authority or a court of competent
   81  jurisdiction;
   82         (i)Construction was initiated on the property but was
   83  discontinued before completion, leaving the property unsuitable
   84  for occupancy, and construction has not taken place for at least
   85  6 months;
   86         (j)Newspapers, circulars, flyers, or mail has accumulated
   87  on the property or the United States Postal Service has
   88  discontinued delivery to the property;
   89         (k)Rubbish, trash, debris, neglected vegetation, or
   90  natural overgrowth has accumulated on the property;
   91         (l)Hazardous, noxious, or unhealthy substances or
   92  materials have accumulated on the property; or
   93         (m)Other credible evidence exists indicating the owner’s
   94  intent to vacate and abandon the property.
   95         (2)“Midforeclosure” means a notice of default and intent
   96  to foreclose has been issued.
   97         (3)“Mortgage servicer” has the same meaning as in s.
   98  701.041(1).
   99         (4)“Mortgagee” has the same meaning as in s. 701.041(1).
  100         (5)“Nuisance” means property that tends to annoy the
  101  community, poses a threat to the public health or safety of the
  102  community, or is otherwise determined to be a nuisance by a
  103  county or municipality under its authority.
  104         Section 4. Section 702.16, Florida Statutes, is created to
  105  read:
  106         702.16Authority to enter abandoned property.—A mortgagee
  107  or mortgage servicer, or a designee, that has not filed a
  108  residential mortgage foreclosure action on an abandoned property
  109  may only enter the property under the following conditions:
  110         (1)To abate a nuisance and maintain the abandoned property
  111  as authorized under s. 702.18 or s. 702.21; or
  112         (2)If entry onto the property to maintain, secure,
  113  protect, or preserve the property is authorized by the mortgage
  114  agreement or other similar document; any applicable federal law
  115  or court order; or any mortgage insurance or mortgage-backed
  116  securities investor requirements or guidelines.
  117         Section 5. Section 702.17, Florida Statutes, is created to
  118  read:
  119         702.17Notice; request for determination.—
  120         (1)A county or municipality may notify a mortgagee or
  121  mortgage servicer that a residential real property has been
  122  determined to be abandoned, in midforeclosure, and a nuisance. A
  123  notice under this subsection must be accompanied by an affidavit
  124  or a declaration made under penalty of perjury by a county or
  125  municipal authority that a property is abandoned, in
  126  midforeclosure, and a nuisance. The notice and the affidavit or
  127  declaration must be mailed by certified mail, return receipt
  128  requested, to the mortgagee or mortgage servicer. The affidavit
  129  or declaration must:
  130         (a)Specify at least three indicators of abandonment and be
  131  supported with dated and time-stamped photographs.
  132         (b)Include a determination that the property is abandoned
  133  and a nuisance, and state with specificity the nuisance required
  134  to be abated.
  135         (c)Include a copy of the notice of default or notice of
  136  default and intent to foreclose options applicable to the
  137  property.
  138         (2)A mortgagee or mortgage servicer may contact a county
  139  or municipality regarding a residential real property believed
  140  to be abandoned and a nuisance and request that a county or
  141  municipal authority visit the property and make a determination
  142  as to whether the property is abandoned and a nuisance. The
  143  mortgagee or mortgage servicer must provide a copy of the notice
  144  of default or notice of default and intent to foreclose options
  145  applicable to the property with the request. A county or
  146  municipal authority shall respond to such request within 30 days
  147  after receipt and notify the mortgagee or mortgage servicer
  148  that:
  149         (a)The property is not abandoned or a nuisance;
  150         (b)The property is abandoned and a nuisance. If a county
  151  or municipal authority determines that the property is abandoned
  152  and a nuisance, such notification must be accompanied by an
  153  affidavit or declaration made under penalty of perjury by the
  154  county or municipal authority. The notice and affidavit or
  155  declaration must be mailed by certified mail, return receipt
  156  requested, to the mortgagee or mortgage servicer. The affidavit
  157  or declaration must:
  158         1.Specify at least three indicators of abandonment and be
  159  supported with dated and time-stamped photographs.
  160         2.Include a determination that the property is abandoned
  161  and a nuisance, and state with specificity the nuisance required
  162  to be abated; or
  163         (c)The county or municipality does not have adequate
  164  resources or is otherwise unable to make the requested
  165  determination.
  166         Section 6. Section 702.18, Florida Statutes, is created to
  167  read:
  168         702.18Abatement of nuisances; entry on property.—
  169         (1)Upon receipt of an affidavit or declaration from a
  170  county or municipality that a residential real property is
  171  abandoned, in midforeclosure, and a nuisance, a mortgagee or
  172  mortgage servicer shall abate the nuisance and maintain such
  173  property until ownership has been transferred through the
  174  closing of title in foreclosure, or other disposition, and the
  175  deed for such property has been duly recorded.
  176         (2)A mortgagee or mortgage servicer, or a designee, may
  177  enter the property for the purposes of abating the identified
  178  nuisance and maintaining the property, and may take steps to
  179  secure the property, including, but not limited to:
  180         (a)Replacing missing locks on exterior doors.
  181         (b)Replacing or boarding broken or missing windows.
  182         (c)Winterizing the home, including draining pipes and
  183  disconnecting or turning on utilities.
  184         (d)Resolving building code or other code violations.
  185         (e)Securing exterior pools or spas.
  186         (f)Maintaining the yard and exterior of the property,
  187  including removing excessive foliage growth that diminishes the
  188  value of surrounding properties.
  189         (g)Performing pest and insect control services, including
  190  preventing mosquito larvae from growing in standing water on the
  191  property.
  192         (h) Removing any trespassers from the property and taking
  193  steps to prevent future trespassers.
  194         (i) Demolishing an uninhabitable or damaged structure on
  195  the property, including, but not limited to, the residential
  196  dwelling or house or a detached utility building, detached
  197  carport, detached garage, bulkhead, fence, or swimming pool.
  198         (j) Taking any other action necessary to prevent conditions
  199  that will create a nuisance or threaten the health and safety of
  200  the community.
  201         (3) The mortgagee or mortgage servicer, or a designee, must
  202  make a record of entry by dated and time-stamped photographs
  203  showing the manner of entry and any personal items visible
  204  within the property upon entry.
  205         (4) The mortgagee or mortgage servicer, or a designee, may
  206  only remove personal items from the property which are hazardous
  207  or perishable, in which case the mortgagee or mortgage servicer,
  208  or a designee, must inventory the items removed.
  209         (5) At least 7 days before the mortgagee or mortgage
  210  servicer, or a designee, enters the property, a notice must be
  211  posted on the front door that includes the following
  212  information:
  213         (a) A statement that until foreclosure and sale are
  214  complete, the property owner or mortgagor has the right to take
  215  possession of the property.
  216         (b) A statement that the property owner or mortgagor has
  217  the right to request that any locks installed by the mortgagee
  218  or mortgage servicer, or a designee, be removed and replaced
  219  with new locks within 24 hours after such request which are only
  220  accessible by the property owner or mortgagor.
  221         (c) A toll-free, 24-hour telephone number that the property
  222  owner or mortgagor may call in order to notify the mortgagee or
  223  mortgage servicer that the property is not abandoned and to gain
  224  timely access to the property.
  225         (6) All records of entry made under this section must be
  226  maintained by the mortgagee or mortgage servicer for at least 4
  227  years after the date of entry.
  228         (7) If, upon entry, the property is found to be occupied,
  229  the mortgagee or mortgage servicer, or a designee, must leave
  230  the property immediately and notify the appropriate county or
  231  municipal authority. Thereafter, the mortgagee or mortgage
  232  servicer, or a designee, may not enter the property absent some
  233  other authority to do so.
  234         (8) If the property owner or mortgagor notifies the
  235  mortgagee or mortgage servicer that the property is not
  236  abandoned, the mortgagee or mortgage servicer may not enter the
  237  property and must notify the appropriate county or municipal
  238  authority.
  239         (9) A county or municipality is not liable for any damages
  240  caused by any act or omission of the mortgagee or mortgage
  241  servicer.
  242         Section 7. Section 702.19, Florida Statutes, is created to
  243  read:
  244         702.19 Abatement of nuisances by county or municipality.—
  245         (1) If a mortgagee or mortgage servicer receives notice
  246  under s. 702.17 that a residential real property is abandoned,
  247  in midforeclosure, and a nuisance, and the mortgagee or mortgage
  248  servicer does not abate the nuisance within the time prescribed
  249  by local ordinance, a county or municipality may exercise its
  250  authority to abate the nuisance. A county or municipality is not
  251  liable for any damages caused by any act or omission it takes to
  252  abate the nuisance.
  253         (2) If a county or municipality abates the nuisance, it may
  254  recover the costs of abatement by:
  255         (a) Levying an assessment on the property on which the
  256  nuisance is situated. The assessment constitutes a lien on such
  257  property and is binding upon successors in title only from the
  258  date the lien is recorded in the county in which such property
  259  is located. A lien levied under this paragraph may not be
  260  foreclosed on, through a foreclosure action.
  261         (b) Requesting reimbursement or payment up to the costs of
  262  abatement from the mortgagee or mortgage servicer. If a county
  263  or municipality requests reimbursement or payment from the
  264  mortgagee or mortgage servicer under this paragraph, the
  265  reimbursement or payment must be remitted within 20 business
  266  days after receipt of the request, and any unpaid amount
  267  thereafter incurs interest at a rate of 18 percent per annum.
  268         Section 8. Section 702.21, Florida Statutes, is created to
  269  read:
  270         702.21 Emergency entry on property.—After a determination
  271  is made by a county or municipality under s. 702.17, the county,
  272  municipality, mortgagee, or mortgage servicer may enter the
  273  property in an emergency to make repairs necessary to address an
  274  immediate threat to the public health or safety of the community
  275  without providing notice as required under s. 702.18(5). The
  276  county, municipality, mortgagee, or mortgage servicer must serve
  277  the notice required under s. 702.18(5) as soon as practicable
  278  after addressing the immediate threat.
  279         Section 9. This act shall take effect July 1, 2021.