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Li'l Abner Mobile Home Park (DS 2025-004) - DS Petition

Vivian Hernandez has filed a petition for a declaratory statement regarding the validity of an eviction notice issued for mobile home owners at Li'l Abner Mobile Home Park, set for May 19, 2025. The petition claims that the park owners failed to provide the required notice to the homeowners' association and violated Florida statutes regarding lot rental increases. Hernandez requests a hearing to clarify whether the eviction notice can be lawfully enforced.

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Ryan Mackey
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17K views13 pages

Li'l Abner Mobile Home Park (DS 2025-004) - DS Petition

Vivian Hernandez has filed a petition for a declaratory statement regarding the validity of an eviction notice issued for mobile home owners at Li'l Abner Mobile Home Park, set for May 19, 2025. The petition claims that the park owners failed to provide the required notice to the homeowners' association and violated Florida statutes regarding lot rental increases. Hernandez requests a hearing to clarify whether the eviction notice can be lawfully enforced.

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Ryan Mackey
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FILED ‘Senior Deputy Agency Clerk CLERK: Brandon Nichols ate: 2/10/2026 Fite STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULA DIVISION OF FLORIDA CONDOMINIUMS, TIMESHARES AND MOBILE HOMES IN RE: PETITION FOR DECLARATORY STATEMENT DS 2025-004 VIVIAN HERNANDEZ ! DocKet+# 2025013064 PETITION FOR DECLARATORY STATEMENT Petitioner, VIVIAN HERNANDEZ ("Petitioner"), by and through undersigned counsel and pursuant to Fla. Stat. § 120.565, FAC Rule 28-105 and Fla. Stat. § 723.061 hereby files this petition the Division of Florida Condominiums, Timeshares and Mobile Homes to issue a Declaratory Statement clarifying the applicability of Fla. Stat. § 723.061 to the proposed eviction of mobile home owners at Li'l Abner Mobile Home Park scheduled for May 19, 2025 based upon a change in use, upon the following facts: Agency 1. The name and address of the agency affected are: Florida Department of Business and Professional Regulation Division of Florida Condominiums, Timeshares and Mobile Homes 2601 Blair Stone Road Tallahassee, FL 32399-1030 Petitioner 2. Petitioner owns a mobile homes located in Li'l Abner Mobile Home Park located at 11239 NW 4th Terrace, Sweetwater, FL 33172 (‘Li'l Abner’) Petitioner's contact information is: Vivian Hernandez 11107 NWe6" St Sweetwater, FL 33172 Petitioner is represented by: David J. Winker, Esq David J. Winker, PA 4720 8. LeJeune Rd Coral Gables, FL 33145 (305) 801-8700 dwinker@dwrlc. com On November 12, 2024, all residents of Lil Abner, including Petitioner, received the “Eviction Notice” attached as Exhibit A (the “Eviction Notice’), notifying residents that they would be evicted as of May 19, 2025. The owners of Lil Abner, CREI HOLDINGS, LLC, CONSOLIDATED REAL ESTATE INVESTMENTS, LLC and CONSOLIDATED REAL ESTATE INVESTMENTS, GP, failed to give the written notice required by Fla. Stat. § 723.061(d) by to the homeowners’ association formed and operating under ss, 723.075-723.079, namely Li'l Abner Mobile Park Homeowner's Association Inc., of its right to purchase the mobile home park. Defendants, CREI HOLDINGS, LLC, CONSOLIDATED REAL ESTATE INVESTMENTS, LLC and CONSOLIDATED REAL ESTATE INVESTMENTS, GP, have also raised the lot rental amount within 90 days before giving notice of a change in use, in apparent violation of Fla. Stat. § 723.064(d) Petitioner requests @ hearing on this Petition WHEREFORE, Petitioner respectfully requests that a declaratory statement regarding whether the Eviction Notice is valid and can lawfully be used to evict Petitioner from Li'l 2 Abner Mobile Home Park on May 19, 2025. CERTIFICATE OF SERVICE | HEREBY CERTIFY that the original of this petition has been provided via U.S. Mail to Chevonne Christian, Director, and = email to David Williams [email protected] and Melanie Griffin melanie.riffin@dbpr state,filus at Florida Department of Business and Professional Regulation, Division of Florida Condominiums, Timeshares and Mobile Homes, 2601 Blair Stone Road, Tallahassee, FL 32399-1030, and that a copy of the foregoing has been provided via mail to Assistant Attorney General, PL-01, The Capitol, Tallahassee, Florida 32399-1050, on this 10" day of February, 2025, Respectfully submitted, s/davidwinker/ David J. Winker, Esq. Fla, Bar. No. 73148 David J. Winker, PA 4720 8. LeJeune Rd Coral Gables, F133145 305-801-8700 [email protected] EXHIBIT A The URBAN sateen = Fe Laserae act ee mGroup Bore eases Fan se sce [PROPERTY ACGUISITON A RELOCATION/ PROPERTY WAMAGEWEH —>AISAL ‘rp em t November 12, 2024 MIA POSTING & CERTIFIED MALLURETURN RECEIPT 20.371 NOTICE OF EVICTION YOU ARE HEREBY NOTIFIED pursuant to Section 723,061(1}(), Florida Statutes, thet we will be changing the use of the land comprising the mobile home park from mobile homme lot rentals to some other use and you are further notified that you will need to secure other accommodations on or before May 19, 2025 or six months from the date of your receipt, as defined in Section 723,061(4), ofthis notice, o an eviction aetion willbe filed against you. “This notice does not relieve your responsibility to pay the lot rental amount that is due each month during the time your home is in the park, and any failure pay Jot rental amount wil! be immediately resolved through eviction under Chapter 723 or, if applicable, Chapter 513 or $3, Florida Statues, You have now received notice of the planned change in land use forthe mobile home park. Before completing any planned sale of your home, you must advise any prospective purchaser(s) of this planned change and closure ‘of the park. You must also give any such purchaser(s) 2 copy ofthis notice, or advise them to obtain a copy from the park owner if your notice is misplaced, Ifyou fail to notify such purchaser(s) ofthe impending park closing, ‘you may become liable to the purchaser for money damages. The mobile home park owner is investigating the Availability of other housing opportunites, including mobile home parks, in this area. It will be sending out additional information in the near Future if availabe, YOU MAY BE ENTITLED TO COMPENSATION FROM THE FLORIDA MOBILE HOME RELOCATION ‘TRUST FUND, ADMINISTERED BY THE FLORIDA MOBILE HOME RELOCATION CORPORATION (FMHRC). FMHRC CONTACT INFORMATION IS AVAILABLE FROM THE FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION, ts Tallahassee phon: all the pertinent inforn imber is: (727) 754-4998; (727) 754-4995; (888) 862-7010. Its website address contains jon regarding forms and procedures to obtsin reimbursement. Its website is ‘Along with this notice, you will receive an ingentive plan letier. The letter provides that you, altematively, ean ‘contact The Ushan Group if you wish to seek expedited payment of the statutory amounts you may be entitled + lieu of seeking that compensation fiom the FMHRC. Ifyou have any’ questions eegarding this notice, The Urban Group, on behalf ofthe mobile home parks owner, wil have staff atthe property to answer uny questions you may have, Ifyou have any additional questions, plese fel free to concact The Urban Group at 305-842-3276 or by email at [email protected]. Dear owner \We are writing to inform you that Lil Abner Mobile Home Farm wn close permanently on May 19, 2028, We know this news is dificult, and we wantto assure you that we are committed to providing comprehensive support throughout the process of closing the mobile home park. ‘The park owneris offering a substantive incentive package for each mobile home owner that goes far beyond what Florida law requires for mobile home park closures, The package is offered through its Management Agent, The Urban Group, to those who move before the legal deadline _and are current ontheicrent payments. This package includes financial support, free guidance on finding a new location for your mobile home or alternative housing, and a trained support team to personally meet with you to provide personalized assistance. ‘Our support team wil be with you every step of the way to discuss your individual needs and provide solutions to any challenges that may arise during your relocation process. Itis mandatory forall occupants to vacate the park no later than May 19, 2025. Please be advised that unti you vacate, you are still responsible for paying your monthly It rental and following all park rules and regulations. ‘The relocation package includes a financial incentive in addition to the legally required statutory ‘compensation. The park owner will pay you an incentive of. ‘* $14,000 if you vacate by January 34, 2025 ‘© $7,000if you vacate by March 34, 2025 '* $3,000 you vacate by April 30, 2025 ‘The notice to vacate is dated November 12, 2024. If you vacate after April 30, 2026 through the park closure dale on May 18, 2025. you will be due ONLY the statutory amounts pursuant to Florida Law, which is signifcantly less than the incentive amounts outined above, The statutory amounts are: Lp to $3,000 for relocation ofa single-wide mobile home. ‘© up to $6,000 for relocation ofa doubie-wide mobile home. $1,378 for abandonment ofa single-wide mobile tome. # $2,750 for abandonment of a double-wide mobile home. ‘The park owner will pay you the statutory amounts directly so that you do not have to request those amounts from the Florida Mobile Home Relocation Corporation (‘FMHRC"). The benefit of collecting both the incentive and statutory amounts from The Urban Group directly is that you will receive those amounts immediately rather than having to wait for the FMHRC to process your request, which can take longer. ‘As part of the incentive package, The Urban Group will provide guidance and assistance in relocating and finding alternative housing options for mobile home awners. A team member wi bbe available to discuss your individual needs and provide personalized solutions to any challenges that may arse during the closure ofthe mobile home pari. Contact us directly to schedule a personalized meeting with a support team member to discuss Your individual needs and receive guidance on the incentive process. Please call 305-842-3276 from 9 am. to 5 p.m., Monday to Friday, to speak with a support team member and schedule an appoiniment. You can also call and leave @ message after business hours of reach us anytime by emai at info@theurbanaroup com, Incentive Program VACATE DEADLINE EARLY INCENTIVE PAYMENT* Fie eee Bt March 34, 2025 acd April 30, 2025 oc “The Early incentive Payment amount is offered in dliton the statutory payments noted below. MOBILE HOME TYPE STATUTORY PAYMENT** Relocation Option Rien Races} Ros irt ‘Abandonment Option Sieur formers “Only te owner ofthe mobile home is eligible. Adsionaleligiiily requirements apply. Overview of Statutory and Incentive Payments In accordance with Florida Statutes Chapter 723, the Florida Mobile Home Relocation. Corporation (FMRC) will process and pay valid claims. To be eligible for payment: 4. You must comply withthe statutory requirements in Chapter 723, 2. You must vacate your lot or abandon your mobile home. 3. All required documentation must be executed and received. FMHRC will issue payment within 10 days of verifying these conditions. Important: You have the option to accept direct payment from the park owner through The Urban Group instead of going through the FMHIC process. Accepting direct payment from The Urban Group instead of FMHRC provides faster payment processing and the immediate receipt of funds without waiting for FMHRC processing. Payment Eligil ity If you have a valid tile, you may be entitled to compensation from the Florida Mobile Home Relocation Trust Fund by the FMHRC. The total compensation you may receive from The Urban Group includes both the incentive offered by the park owner for vacating by a specified date, plus the FMHRC statutory amount. For your convenience, The Urban Group can pay you the statutory amount direciy, eliminating the need to request it from the FMHRC. Before the park closure on May 419, 2025, you must either relocate or abandon your mobile hore, The statutory amounts offered by FMHRC differ based on the situation (relocation or abandonment) anc the size of your mobile home (single-wide or double-wide), Its important to note that if you vacate after Apri 30, 2028 up until the park closure date of May. 19, 2026, you wil only be eligible for the statutory amounts outlined below. RELOCATION Statutory Amount Offered by FMHRC If you're relocating your mobile home within a S0-mile radius, you'e entiled to the LESSER of ‘© Actual moving excenses of relocating the mobile home to a new location within a SO-mite radius of the vacated park (including takedawn, transport, and setup costs) oR ‘* $3,000 for a single-wide mobile home or $8,000 for a double-wide mobile home (Qualifcations fo Receive Incentive Amount for Relocation If you are relocating your mobile home, you must do the following to qualify forthe incentive payment + Over MUST be in good standing on rent to receive the incentive payments. + Owner MUST comply with the Park Management procedure on relocating mobile hhomes before vacating any lt + Owner MUST complete the Agreement to Vacate. + Owner MUST relocate the mobile home and vacate the mobile home park by the ‘dates specified, ABANDONMENT Statutory Amount Offered by FMHRC If youre abandoning your mobile home, you're ented to: ‘© $1,375 fora single-wide mobile home oR ‘© 82,750 for a doublewvide mobile home Qualifications to Receive incentive Amount for Abandonment If you are abandoning your motile home, you must do the folowing to qualify forthe incentive payment + Owner MUST be in good standing on tent to receive the incentive payments. + Owner MUST comply with the Park Management procedure on abandoning mobile bhomes before vacating any lt + Owner MUST execute the Agreement to Vacate, + Over MUST execute the Bill of Sale. + Over MUST abandon the mobile home and vacate the mobile home park by the dates specified Reminder Remember, the statutory amounts offered through FMHRC are significantly less than the incentive package offered for vacating by specified dates. We encourage you to consider the incentives available for vacating before April 30, 2026. Support Team Contact Information Contact us directly to schedule @ personalized meeting with a Support team member to discuss Your individual needs and receive guidance on the incentive process. Please cal 305-842-3276 {rom 8 am. to 5 pim., Monday to Friday, to speak with a support team member and schedule an appointment. You can also call and leave a message after business hours or reach us anytime by emai t nfor@theurbanaroup com, Estimado propietario: Le escribimos para informate que el parque de casas méviles Lil Abner cerrard Permanentemente el 19 de mayo de 2025. Sabemos que esta noticia es dificil, y queremos asegurarle que estamos comprometidos a brindar un apoyo integral durante todo el proceso de cierre del parque de casas mavies. £5) duet del parque esta ofteciendo un paquete de incentives sustancial para cada propietario e una case mévil, que va mucho més allé de lo que exige la ley de Florida para el ciere de parques de casas mévils. Este paquete se orece através de su Agente de Administracién, The Urban Group, @ aquellos que sé muden antes de | limite legal y estén alia con sus pagos de algiler. Este paquete inclye apoyo financiero, orentacion geatuta para encontrar una nueva ‘bicacién para su casa mévil o una vivienda altemativa y un equipo de apoyo capactado que se reuniré personalmente con usted para brindarle asistencia personaizada, Nuestro equipo de apoyo estara con usted en cada paso del camino para hablar sobre sus necesidades individueles y proporcionar soluciones a cualquier desatio que pueda surgir durante ‘su proceso de reubicacién. Es obligatorio que todos los ocupantes desocupen ol parque a més tardar el 19 de mayo de 2025, Tenga en cuenta que hasta que desocupe, sigue siendo responsable de pagar su aluiler ‘mensual defo y de cumplir con todas las replay regulaciones del parque. El paquete de reubicacién incluye un incentivo financiero ademas de ta compensacién legalmente requerida por ley. EI duetlo del parque le pagara un incentivo de: ‘© $14,000 si desocupa antes del 34 de enero de 2025, © $7,000 sidesocupa antes del 31 de marzo de 2025. ‘© $3,000 si desocupa antes del 30 de abril de 2026. El aviso del cierre del parque esta fechado el 12 de noviembre de 2024, Si desocupa después 2025 hasta la fecha de cierre del parque el 19 de mayo de 2025, SOLO recibiré los montos legales de acuerdo con la Ley de Florida, que son signficativamente menores, ue los montos de incentivo deseritos anteriormente. Los montos legales son: ‘= Hasta $3,000 para la reubicacién de una casa mévil de un solo ancho. ‘© Hasta $6,000 para la reubicacin de una casa mévil de doble ancho. ‘© $1,375 por el abandono de una casa mévil de un solo ancho. ‘© $2,750 por el abandono de una casa mévil de doble ancho. El propietario del parque le pagara los montos legales directamente, para que no tenga que sSollctarios a ta Corporacion de Reubleavion ue Casas Movies de Floriva (FMHRC). El benefice de recibir ambos montos, el incentivo y los legales, directamente de The Urban Group es que recibird esos montos de inmediato, en lugar de esperar que la FMHRC procese su solicitud, lo ‘cual puede levar mas tiempo. ‘Como parte del paquote de incentivos, The Urban Group proporcionard orientacién y asistencia «en fa reubicacién y en la busqueda de opciones de vivienda altemativa para los propietarios de casas méviles, Un miembro de! equipo estaré disponible para hablar sobre sus necesidades individuales y proporcionar soluciones personaiizadas a cualquier desafio que pueda surgir durante el cierre del parque de casas méviles, Contéctenos directamente para progremar una reunién personalizada con un miembro del ‘equipo de apoyo y recibir orientacién sobre el proceso de incentives, Llame al 305-842-3276 de lunes a viemes, de 9 a.m. a5 pm. para habiar con un miembro de nuestro equipo de apoyo y pprogramar la cita. También puede dejar mensajes en nuestra linea telefénica o contactamos en cualquier momento por correo electrénico a [email protected]. Programa de Incentivos FECHA LIMITE PARA DESOCUPAR | PAGO DE INCENTIVO TEMPRANO* Ee ce Sr) eee eee $7,000 Soe oe ser iC} *Elmontedel Pago de Incentive Tempranose atece ademas de los pagos leales iticados a contact, TIPO DE CASA MOVIL PAGO LEGAL™ ‘Opeién de Reubicacién Ropanais Goons eoaa eu Hasta $6,000 Opcién de Abandono Genes “Solo el propetario de a casa méviles elegibe. Se apican requsts acicionales de elegiildas. Resumen de Pagos Estatutarios y de Incentivo De acuerdo con el Capitulo 723 de los Estatutos de Florida, la Corporacién de Reubicacién de Casas Méviles de Florida (FMHIRC, por sus siglas en inglés) procesara y pagaré los reclamos valios. Para ser elegible para el pago: 4. Debe cumplir con los requisitos legales del Capitulo 723. 2, Debe desocupar su lote o abandonar su casa movi. 3. Teda la documentacién requerida debe estar frmada y recibida, FMHRC emitra el pago dentro de los 10 dias después de verticar estas condiciones. Importante: Usted tiene la opcién de aceptar un pago directo del duefio del parque a través de ‘The Urban Group en lugar de seguir el proceso de FMHRC. Aceptarel pago directo de The Urban Group en lugar de FMHRC permite un procesamiento mas répido y a recepcién inmediata de los ‘ondos sin esperar el proceso de FMHRC. Elegibilidad para el Pago SSi tiene un titulo valido, puede tener derecho a compensacién del Fondo Fiduciario de Reubicacién de Casas Moviles de Forida a través de FMHRC, La compensacién total que puede recibir de The Urban Group incuye tanto el incentive frecido por el dueio del parque por ‘desocupar en una fecha especifica, como el monto estatutario de FMHRC. Para su conveniencia, ‘The Urban Group puede pagarle directamente el monto estatutario, eliminando la necesidad de solictarlo a FMHRC ‘Antes del cierre del parque el 18 de mayo de 2025, debe reubicar 0 abandonar su casa mévil Los montes estatutaries oftecidos por FMHRC varian segin la situacién (reubicacion o abandonc) y el tama‘io de su casa mévil (de ancho simple o doble). Es importante tener en cuenta que si desocupa después del 30 de abril de 2026 hasta la fecha de cierre del parque, el 19 de mayo de 2025, solo sera elegible para los montos estatutarios que se detallan a continuacién REUBICACION Monto Estetutario Otrecido por FMHRC ‘i esta reubicando su casa mévi dentro de un radio de 50 millas, lene derecho a recibir el MENOR ¢e ios siguientes montos: ‘+Gastos reales de mudanza para reubicar la casa mévil a una nueva ubicacién dentro de un radio de 60 milas del parque deselojado (incluyendo desmontaje transporte y costos

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