BRUCE KOZEROWITZ, PETITIONER,
v.
A. J. STACK AND THE FLORIDA REAL ESTATE COMMISSION, RESPONDENTS

Fla. 3d DCA | 1968-10-29
No. 68-160
Before CHARLES CARROLL, C. J., and PEARSON and HENDRY, JJ.
219 So. 2d 469 Florida District Court of Appeal, Third District (1968) Positive Treatment
Cited by 2 cases

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Synopsis

The Florida District Court of Appeal reviewed a motion to quash an information filed by the Real Estate Commission against a real estate salesman seeking license revocation or suspension. The court held that one count alleging fraud through concealment of a prior name was insufficient, while two other counts alleging unauthorized operation without a current certificate and fraud related to that operation were sufficient.


Holding

The court held that count one was insufficient because the information failed to allege that the renewal certificate would not have been issued if the prior name use had been disclosed or that an established policy precluded renewal for those who previously used another name. Counts two and three were sufficient because the statute expressly prohibits operation without a current certificate during the renewal period, and the concealment of prohibited conduct could support a fraud charge.


Key Quotes

“That count fails to show that the incorrect or false answer to the question as to use of another name (which the law does not prohibit when used for proper purposes) was the basis or cause of the issuance of the renewal certificate. There is no allegation that the renewal would not have been issued if the fact of use of another name on some prior occasion or occasions had been disclosed.”

Establishes that misrepresentation must be material and relate to something that would have caused denial of the application; foundational to holding count one insufficient.

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Facts & Procedural History

Bruce Kozerowitz obtained a real estate salesman registration certificate in October 1965, which expired September 30, 1966. On his renewal applicatio…

The full statement of facts, procedural history, and disposition for this case are member content.

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Opinion of the Court
CHARLES CARROLL, Chief Judge.

CHARLES CARROLL, Chief Judge.

The Florida Real Estate Commission filed a three count information against the petitioner, in a proceeding for license revocation or suspension.

The petitioner filed a sworn answer as required, and with it filed a motion to quash the information. The Order of the board denying the motion to quash is presented here for review on certiorari.

*470The first count alleged that on October 4, 1965, the petitioner Bruce Kozerowitz obtained a registration certificate as a real estate salesman, in the employ of Dynamic Development Corp.; that the certificate expired a year later, on September 30, 1966, and that on his application for renewal on February 1, 1967, the petitioner (defendant below) answered “no” to the question, “Have you ever gone under, or been generally called by, or have you ever done business under, any other name, or alias than the one signed in the affidavit below?” It was then alleged that the petitioner previously had gone by and done business under the name of “Bruce Kaye,” and, as a conclusion, it was stated: “Wherefore, the defendant did obtain his registration by means of misrepresentation and concealment in violation of Subsection 475.25 (2) Florida Statutes.”

The subsection of the statute there referred to permits revocation of registration “if such registration, or a certificate issued thereon, is found to have been obtained by the registrant by means of fraud, misrepresentation or concealment.”

That count fails to show that the incorrect or false answer to the question as to use of another name (which the law does not prohibit when used for proper purposes) was the basis or cause of the issuance of the renewal certificate. There is no allegation that the renewal would not have been issued if the fact of use of another name on some prior occasion or occasions had been disclosed. In the absence of such an allegation, or a showing or allegation of some established policy or regulation which would preclude a registrant who previously had used another name from being entitled to obtain a renewal certificate, the count makes no sufficient showing that the renewal certificate was “obtained” by or because of the concealment of that fact; and the statement that it was, as an unsupported conclusion, did not serve to cure that material defect in the count.1

An analogy is shown in the law relating to insurance policies. Section 627.01081 of the Insurance Code (Ch. 627 Fla.Stat., F.S. A.), which deals with representations in applications for insurance, provides: “Misrepresentations, omissions, concealment of facts, and incorrect statements shall not prevent a recovery under the policy or contract unless either: (1) Fraudulent; or (2) Material either to the acceptance of the risk, or to the hazard assumed by the insurer; or (3) The insurer in good faith would either not have issued the policy or contract, or would not have issued it at the same premium rate, or would not have issued the policy or contract in as large an amount, or would not have provided coverage with respect to the hazard resulting in the loss, if the true facts had been made known to the insurer as required either by the application for the policy or contract or otherwise.” And see Home Insurance Company v. Drescher, Fla.App.1968, 210 So.2d 451.

The substance of the allegations of the second count was that the appellant was guilty of a violation of § 475.25(1) (d) Fla. Stat., F.S.A., for having operated as a real estate salesman during the period between expiration of his annual certificate on September 30, 1966, and the time he applied for renewal on February 1, 1967.

Count three charges a violation of § 475.25(2), alleging issuance of petitioner’s renewal certificate was obtained by fraud in that on his application for renewal made on February 1, 1967, contrary to fact, he denied that he had operated as a real estate salesman during the expiration period involved. The distinction between this count and the first count, as to sufficiency, is that the matter concealed here was something *471prohibited by § 475.25(1) (d), and which was separately charged as a violation of the statute in count two. For that reason it can be assumed, in support of count three, that the renewal certificate would not have been issued if the petitioner, in applying for it, had not denied operation as a salesman during the period in question.

The petitioner’s claim of insufficiency of counts two and three is based on his contention that because § 475.01 (4) provides that a registration remains in force for six months after expiration of the period of the last registration certificate, during which six months it may be renewed on request with payment of fee, he was entitled to operate as a real estate salesman without a current (license) certificate in the interval between the expiration of his certificate (September 30, 1966) and the time he applied for a renewal and paid a fee therefor (February 1, 1967). We must reject that contention, because the section of the statute there relied on contains express language to the contrary, wherein it states “but registration alone shall not entitle the registrant to operate as a broker or salesman.”

The brief of the respondent stresses the statutory language just mentioned, and argues correctly that under the act it is required that a broker or salesman have an annual certificate for which a fee is paid, and that one whose certificate has expired at the end of a license year is prohibited from operating in such capacity during the six months in which the registration continues, prior to filing of a proper application for renewal with payment of fee.

We have also considered two other points raised by the petitioner. One was a contention that the requirement of the statute for one charged with a violation thereunder to make sworn answer is a violation of his constitutional privilege against self-incrimination. The other was a contention that one so charged before the board is entitled to a jury trial. Those contentions were considered previously and rejected in Robins v. Florida Real Estate Commission, Fla.App.1964, 162 So.2d 535.

For the reasons stated we hold that the board ruled correctly in denying the motion to quash as to counts two and three of the information, but was in error in denying the motion to quash as to count one.

Accordingly, the order appealed from is affirmed in part and reversed in part, as and in the respects set out above, and the cause is remanded to the board for further proceedings.

It is so ordered.


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Cited By

  • …BOYD, Justice. This cause is before us on petition for writ of certiorari to review the decision of the District Court of Appeal, Third District, reported at 219 So. 2d 469. That decision has been certified by the District Court as passing on a question of great public interest, to wit: “[W]hether, in a proceeding brought under Chapter 475 F.S. by the Florida Real Estate Commission for license revocation or suspension…

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