Miami Commercial Real Estate Attorney
Miami commercial real estate attorney Aaron Resnick of Law Offices of Aaron Resnick represents buyers, sellers, landlords, tenants and investors in property purchases, sales, leases and disputes. The work starts with the agreement, the property and the next deadline. Aaron Resnick has handled business disputes in Miami since 1998.
Aaron knows the law. He knows both sides. And he knows Miami. That is why Miami business owners know Aaron.
A closing can fail because the seller cannot clear title, a tenant will not confirm the lease, or the proposed use lacks approval. A lease dispute can interrupt rent, access or an opening. The first review separates what the documents require from what must happen before money or possession changes hands.
Miami business attorney Aaron Resnick handles commercial property transactions and disputes for Law Offices of Aaron Resnick.
Law Offices of Aaron Resnick negotiated and closed the acquisition of an office building in downtown Miami. Issues identified during due diligence were resolved before closing.
The firm's property litigation includes the Icon Brickell condominium class action settlement. Miami business attorney Aaron Resnick served as co lead class counsel with Jordan Shaw in that case, which resolved in 2020.
What Should a Miami Buyer or Seller Review Before Signing?
A commercial purchase review starts with the property, the parties and the contract dates. Law Offices of Aaron Resnick reviews the proposed agreement, title commitment, survey, leases, financing conditions and use restrictions before the buyer's inspection period expires. A seller needs the same review of representations, deposit rights and obligations that survive closing.
Confirm who can sign for each entity, which leases remain in place and which approvals the deal requires. An estoppel certificate confirms specified lease facts; compare it with the lease and rent ledger. The firm's commercial purchase and commercial sale pages address each side separately.
Aaron Resnick confirms signing authority and compares each estoppel certificate with its lease before closing.
What Changes When the Property Is in Miami?
The property's actual jurisdiction determines which zoning office and local code apply. The City of Miami uses Miami 21; an address marketed as Miami may sit outside the city. Law Offices of Aaron Resnick reviews the intended use and required approvals before the contract's inspection and objection deadlines expire.
A proposed restaurant, warehouse or office may need a different review even on the same parcel. Check the permitted use, open violations, recorded restrictions and buildout responsibilities. For an approval or zoning dispute, see land use and zoning.
Aaron Resnick checks open violations and recorded restrictions against the client's intended use.
Does a Commercial Lease Need a Signed Writing?
A Florida lease lasting longer than one year generally needs a signed writing or memorandum to be enforced against the party charged under chapter 725, Florida Statutes. Law Offices of Aaron Resnick reviews the complete lease, amendments, guaranties, renewal provisions and notice requirements before a landlord or tenant relies on an agreement.
Under chapter 689, Florida Statutes, the two witness requirement for conveyances does not apply to a real property lease. Deeds and other conveyances require their own execution review. Read the firm's commercial leasing page before negotiating assignment, repairs, use or surrender terms.
Aaron Resnick reviews the assignment, repair, use and surrender terms before a client signs or relies on the lease.
What Happens When a Commercial Tenant Stops Paying?
A Florida commercial landlord seeking possession for unpaid rent must address the lease and statutory notice requirements first. Chapter 83, Florida Statutes, provides a three day written notice demanding rent or possession for nonpayment. Law Offices of Aaron Resnick reviews the rent ledger, notice language, service and cure provisions before an eviction filing.
Once the lawsuit includes possession, chapter 83, Florida Statutes, governs rent deposits into the court registry. A disputed amount requires a court determination; payment or satisfaction defenses also matter. Missing a court ordered deposit can result in an immediate possession default. A damages counterclaim does not excuse required deposits.
Aaron Resnick addresses the registry deposit at the start of a possession case, for a landlord or a tenant.
Which Court Hears a Miami Commercial Property Dispute?
A Miami property case does not go to one court merely because a building is commercial. County court generally handles possession proceedings, subject to circuit court exceptions under chapter 34, Florida Statutes. Law Offices of Aaron Resnick reviews the claim, requested relief, amount, property location and any arbitration clause before choosing the forum.
For ordinary civil damages claims, chapter 34, Florida Statutes, sets a $50,000 county court jurisdictional limit, excluding interest, costs and attorney fees. This is a court threshold, not a minimum matter size. Larger claims generally belong in circuit court; title, boundary and ejectment actions have separate circuit jurisdiction under chapter 26, Florida Statutes.
The Eleventh Judicial Circuit serves Miami Dade. A claim's jurisdiction and venue still require review; a commercial address alone does not decide either. Property disputes already headed to court also belong with the firm's real estate litigation practice.
Aaron Resnick weighs the county court limit against circuit court jurisdiction before a case is filed.
How Long Do I Have to Act After a Failed Closing?
The remedy changes the deadline. Under chapter 95, Florida Statutes, a written contract claim generally has a five year limitations period, but a claim for specific performance has a one year period. Law Offices of Aaron Resnick also checks earlier notice, inspection, deposit and closing dates in the actual agreement.
Specific performance asks a court to require the agreed performance rather than award damages alone. An outer filing period is not permission to ignore a contractual deadline. Preserve the agreement, amendments, delivery records, closing communications and proof of the parties' ability to perform before deciding which remedy to pursue.
Aaron Resnick identifies the deadline for specific performance and for damages before recommending either remedy.
How Does the Timeline Change Between a Deal and a Lawsuit?
A transaction follows negotiated inspection, financing, objection and closing dates. A lawsuit follows service, pleadings, evidence exchange and the court's schedule. Law Offices of Aaron Resnick maps both calendars at the start so a demand, negotiation or filing does not distract from an earlier contractual obligation or a court ordered payment.
| Stage | When It Matters | Work to Complete |
|---|---|---|
| 1. Initial review | Before the next signing, notice, hearing or payment deadline | Identify the parties, property, objective and urgent dates. |
| 2. Due diligence | Within the contract's inspection and objection periods | Compare title, survey, leases, financing and proposed use. |
| 3. Notice and response | The applicable lease or statutory notice period | Check the default, cure opportunity and proof of delivery. |
| 4. Closing or negotiated resolution | The agreed date, or a documented extension | Resolve conditions, consents, payment and possession terms. |
| 5. Contested litigation | Separate service, response, discovery and hearing dates | Preserve evidence, evaluate relief and follow the court's scheduling orders. |
A notice period is not the duration of a lawsuit. Service disputes, contested facts, discovery and hearing availability can extend the process. No fixed closing or trial date is promised before the agreement and the court's schedule are reviewed.
Aaron Resnick tells a client which stage the matter is in and which date comes next.
What Documents Should I Have Ready for Aaron?
Bring the full contract or lease, amendments, guaranties, title commitment, survey and any notices already sent or received. Law Offices of Aaron Resnick also needs the parties' names, the property address, the next deadline and a short timeline. For an occupied building, add the rent ledger, tenant documents and estoppel certificates.
- Purchase agreement, lease, amendments and correspondence about changed terms.
- Title commitment, survey, recorded restrictions and closing statement.
- Rent ledger, invoices, default notices and delivery records.
- Financing commitments, guaranties, entity authority and required consents.
- Inspection reports, use approvals, violation notices and pending court papers.
Keep original records intact.
Aaron Resnick reviews those documents first.
Which Related Property Question Matches Your Situation?
Law Offices of Aaron Resnick separates a failing closing from a tenant default or an ownership fight. Each starts with different documents and deadlines. The related Ask Aaron answers below address those problems individually, while a dispute between the owners of a building belongs with the firm's real estate joint venture work.
- What If My Commercial Real Estate Closing Is Falling Apart?
- What If a Commercial Tenant Stops Paying Rent?
- What Are Your Options in a Florida Commercial Lease Dispute?
- Real Estate Joint Venture Disputes
- Miami Business Attorney Aaron Resnick in the News
Send the parties, the problem and the next date; the firm reviews every inquiry and tells you whether it can help.
We Don't Make Promises. We Have Results to Prove It.
Aaron Resnick has handled business disputes in Miami since 1998 and is a fourth generation Miami resident. He works hands-on on every case; the client gets Aaron on every major litigation issue, not a junior partner. The Law Offices of Aaron Resnick represents buyers, sellers, landlords, tenants and investors in Miami Dade, Broward and Palm Beach counties in commercial real estate purchases, sales, leases and disputes. Call 305-672-7495 or request a consultation.
This page provides general information and is not legal advice. Prior results do not guarantee or predict a similar outcome.
