: : t wel @ W \ : Pa Ode No, BERLE Dt ele Dept. of Business and Professional Regulation AGENCY CLERK Sarah Wachman, Agency Clerk STATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE COMMISSION DEPARTMENT OF BUSINESS AND : PROFESSIONAL REGULATION, DIVISION OF REAL ESTATE : Petitioner ' vs. : Case No. 93-84955 94-80704 Julio A. Robaina and Univest Realty and Management, Inc., Respondents FINAL ORDER On August 16, 1994, pursuant to s.120.57(3), Florida Statutes, the Florida Real Estate Commission heard this case upon a Stipulation. After considering this Stipulation and being fully advised in the premises, the Commission ORDERS that the agreement be accepted. A copy of this Stipulation is attached hereto as Exhibit A and made a part hereof. DONE AND ORDERED this 16th day of August 1994 in Orlando, Frashete hele Keller, Director Division of Real Estate Florida.CERTIFICATE OF SERVICE I HEREBY CERTIFY that a true copy of the foregoing was sent by U.S. Certified Mail to: Richard J. Diaz, P. A., 2701 Southwest 3rd Avenue, Miami, Florida 33129-2335; and a copy provided to Theodore R. Gay, Esquire, DBPR, Post Office Box 1900, Orlando, FL 32802- 1900, this 12> aay of Septembek 1994. MDIORM:vgSTATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE COMMISSION DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION, DIVISION OF REAL ESTATE, Petitioner, vs. FDBPR Case N2 9384955 94-80704 JULIO A. ROBAINA and UNIVEST REALTY & MANAGEMENT, INC., Respondents. J STIPULATION Respondents and the Petitioner, Florida Department of Business and Professional Regulation, Division of Real Estate, hereby stipulate and agree to the issuance of a Final Order by the Florida Real Estate Commission (Commission), adopting and incorporating the provisions of this Stipulation in reference to the above-styled case. STIPULATED FACTS AND CONCLUSIONS OF LAW 1. Respondent Julio A. Robaina is now and was at all times pertinent herein a licensed real estate broker in the State of Florida having been issued license number 0439135. The last license issued was as a broker, *Univest Realty & Management, Inc., 600A Palm Avenue, Hialeah, Florida 33010. 2. Respondent Univest Realty & Management, Inc. is now and was at all times material hereto a corporation registered as a real estate broker in the state of Florida having been issued license number 0262402. The last license issued was at the address of 600A Palm Avenue, Hialeah, Florida 33010.FDBPR, DRE v. Julio A. Robaina, et al. Cage Ne 93-84955 Stipulation 3. At all times material hereto, Respondent Julio A. Robaina was licensed and operating as qualifying broker and officer of Respondent Univest Realty & Management, Inc. 4. Respondents being licensed real estate professionals, admit they are subject to the provisions of Chapter 455 and 475, Florida Statutes, and therefore, subject to the jurisdiction of the Department and the Commission. 5. Respondents admit that they have been served with the Administrative Complaint, copy attached, which charges the Respondents with having violated certain provisions of Chapter 475, Florida Statutes. 6. Respondents neither admit nor deny all the allegations of essential fact contained in the Administrative Complaint. 7, Respondents admit that the allegations of fact contained in the Administrative Complaint, if true, support a finding of a violation of the Real Estate Practice Act. STIPULATED DISPOSITION Respondents shall not in the future violate Chapters 455 or 475, Florida Statutes, or the rules promulgated pursuant thereto. Respondent Julio A. Robaina shall pay an administrative fine of $2,000.00 payable to the Florida Department of Business and Professional Regulation, Division of Real Estate within thirty (30) days of the Filing Date of the Final order incorporating this 2YDBPR, DRE v. Julio A. Robaina, et al. Case Ke 93-84955, Stipulation Stipulation or all of Respondent’s licenses, registrations, certificates, and permits shall be suspended until paid, for up to 10 years. 10, Respondents shall each be reprimanded. 11. Respondent Julio A. Robaina, within one (1) year from the Filing Date of the Final Order incorporating this Stipulation, shall provide satisfactory evidence to: Florida Department of Business and Professional Regulation, Division of Real Estate, Legal Section, Hurston Building - North Tower, Suite N-308, 400 West Robinson Street, Post Office Box 1900, Orlando, Florida 32802- 1900 of having completed a 30-hour post-licensure broker management course for brokers, or all of Respondent's licenses, registrations, certificates, and permits shall be suspended until the Respondent shall have provided such evidence, for up to 10 years. These hours are in addition to any other hours of post-licensure education required for the Respondent to remain active and current as a broker. 12. The action reflected in the Final order shall be published in the FREC News and Report as follows: Hialeah: Julio A. Robaina; _ broke: Reprimanded, fined $2,000, required to take 30 hr. post-licensure bk. mgmt. course within 1 yr.: Univest Realty & Management, Inc.: Reprimanded: failed to properly account or timely deliver trust funds; failed to properly maintain trust funds in an escrow account; failed to fully comply with a subpoena; failed to properly preserve records at least 5 yearsFDBPR, DRE y. Julio A, Robaina, et al. case Ke 93-84955 stipulation 13. Respondents understand and agree Petitioner may, at any time subsequent to the acceptance of this stipulation by the Florida Real Estate Commission, conduct further investigation, including, but not limited to, audits of the Respondents’ trust accounts, Respondents further agree that Petitioner shall have all right and authority as provided by law to insure compliance with Chapters 455 and 475, Florida statutes and the rules promulgated pursuant thereto. 14. It is expressly understood that this stipulation is subject to the approval of the Department and of the Commission, and this stipulation has no force and effect until a Final order has been issued and filed. 15. This Stipulation is executed by the Respondents for the purpose of avoiding further administrative action with respect to this cause. In this regard, the Respondents authorize the Commission to review and examine all investigative file materials concerning the Respondents prior to, or in conjunction with, the consideration of this stipulation. Furthermore, should this stipulation not be approved by the Commission, it is agreed that presentation to, and consideration of this stipulation and other documents and matters by, the Commission shall not unfairly or unlawfully prejudice the Department, the Commission or any of its menbers from further participation, consideration or resolution of these proceedings.EDBPR, DRE v. Julio A. Robaina, et al. Case Ne 93-84955, stipulation 16. Respondents and the Department fully understand that this Stipulation and resulting Final Order adopting and incorporating the provisions of this Stipulation shall in no way preclude any other disciplinary proceedings by the Department or the Commission against the Respondents for acts or omissions not specifically set forth in the attached Administrative Complaint. 17. The Respondents expressly waive all notice requirements and right to seek judicial review of or to otherwise challenge or contest the validity and enforcement of this Stipulation and resulting Final Order of the Commission adopting and incorporating this stipulation. 18. All parties to this Stipulation shall bear their own attorneys’ fees and costs. 19. Should Respondents withdraw from or in any manner cancel, annul, alter, repudiate or revoke the terms of this Stipulation prior to presentation and/or consideration by the Florida Real Estate Commission, Respondents agree to waive all rights they may have to seek any attorney’s fees and costs incurred as the result of this disciplinary proceeding up to and including the date of their withdrawal from the Settlement stipulation or the date of their attempt to alter, change, annul, repudiate, or revoke the terms of this Stipulation. 20. No prior disciplinary action has been taken against the Respondents.FDBPR, DRE v. Julio A. Robaina, et al. case Ne 93-84955 stipulation SIGNED this \z day of ake 1994. brokér for Univest Realty & Management, Inc., Respondent My Commission pire: ies 401 N.W. 2nd Avenue, Suite N~607 Miami, Florida 33128 (305) 377-7115 Legh c Approved this < eae day of jecretary 1994. Florida Depgrtment Business and Professional Regulation By: chief attorney TRG/11eSTATE OF FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION FLORIDA REAL ESTATE COMMISSION FLORIDA DEPARTMENT OF BUSINESS AND PROFESSIONAL REGULATION, DIVISION OF REAL ESTATE, Petitioner, vs. FDBPR Case N° 93-84955 94-80704 JULIO A. ROBAINA AND UNIVEST REALTY & MANAGEMENT, INC. Respondents. ADMINISTRATIVE COMPLAINT COMES NOW the Florida Department of Business and Professional Regulation, Division of Real Estate, hereinafter referred to as "Petitioner," and files this Administrative Complaint against Julio A. Robaina and Univest Realty & Management, Inc. hereinafter referred to as "Respondents," and alleges the followin: ESSENTIAL ALLEGATIONS OF MATERIAL PACT 1, Petitioner is a state government licensing and regulatory agency charged with the responsibility and duty to prosecute Administrative Complaints pursuant to the laws of the state of Florida, in particular § 20.165, Fla. Stat., Chapters 120, 455 and 475, Fla. Stat., and the rules promulgated pursuant thereto. 2. Respondent Julio A. Robaina is now and was at all times material hereto a licensed real estate broker in the State of Florida having been issued license number 0439135 in accordance with Chapter 475, Fla, Stat. The last license issued was as a| FDBPR, DRE vs. Julio A. Robaina OBPR Case N° 93-84955 Administrative Complaint broker $Univest Realty & Management, Inc., 600A Palm Avenue, Hialeah, Florida 33010. 3. The Respondent Univest Realty & Management, Inc. is now and was at all times material hereto a corporation registered as a real estate broker in the State of Florida having been issued license number 0262402 in accordance with Chapter 475, Fla. Stat. The last license issued was at the address of 600A Palm Avenue, Hialeah, Florida 33010. 4. At all times material hereto, the Respondent Julio A. Robaina was licensed and operating as qualifying broker and officer of Respondent Univest Realty & Management, Inc. S. Respondents had a verbal agreement to manage a property owned by Antonio Lopez-Diaz of Puerto Rico. 6. Hurricane Andrew damaged the roof and Respondents paid in excess of $10,000.00 for the roof repairs. 7. Respondents received a $10,267.88 check from the owner's insurance company to pay for the repairs. A copy of the insurance company cancelled check is attached hereto, incorporated herein, and made a part hereof by reference as Administrative Complaint Exhibit 1. 8, Without the knowledge or consent of the owner, Respondent Julio A, Robaina endorsed the owner’s name to the insurance check and deposited it into Respondents’ escrow account. 9. The insurance check is dated’ October 15, 1992, but wasEDBPR, DRE ve. Julio A. Robaina POBPR Case Nt 93-0495 Administrative Complaint not deposited into escrow until December 3, 1992. A copy of the Respondents’ escrow account deposit slip is attached hereto, incorporated herein, and made a part hereof by reference as Administrative Complaint Composite Exhibit 2. 10. When the owner learned about the insurance check Respondents were dismissed as property manager. The owner then demanded the Respondents transfer the proceeds of the insurance check with interest and legal fees to the new property manager. A copy of the letter dated October 28, 1993, from the new property manager to Respondents is attached hereto, incorporated herein, and made a part hereof by reference as Administrative Complaint Exhibit 3. 12. On or about December 10, 1993, Respondents gave the new property manager a $10,267.88 check. A copy of the Respondents’ cover letter is attached hereto, incorporated herein, and made a part hereof by reference as Administrative Complaint Exhibit 4 12. On or about November 5, 1993, Petitioner's Investigator Kenneth Rehm delivered a subpoena duces tecum to the Respondents for the production of escrow and property management records. A copy of the subpoena duces tecum is attached hereto, incorporated herein, and made a part hereof by reference as Administrative Complaint Composite Exhibit 5. 13. Respondents produced some fragmentary bank statements and cancelled checks in response to the subpoena, but did not produce all the records directed by the subpoena. TheFDBPR, DRE vs. Julio Adminietrative Complaint Robaina PDBPR Case NY 93. fragmentary records provided were insufficient for the Petitioner’s Investigator to conduct an audit. A copy of the bank statements is attached hereto, incorporated herein, and made a part hereof by reference as Administrative Complaint Composite Exhibit 6. 14, Respondents bank statements indicate that the daily balance in the escrow account fell below the minimum $10,267.88 while Respondents were maintaining the insurance check in escrow. counr x . Based upon the foregoing, the Respondent Julio A. Robaina is guilty of dishonest dealing by trick, scheme or device, culpable negligence, or breach of trust in any business transaction in violation of § 475.25(1](b), Fla, Stat. counr rr Based upon the foregoing, the Respondent Univest Realty & Management, Inc. is guilty of dishonest dealing by trick, scheme or device, culpable negligence, or breach of trust in any business transaction in violation of § 475.25(1)(b], Fla. Stat. coun 317 Based upon’ the foregoing, the Respondent Julio A. Robaina is guilty of failure to account or deliver trust funds in violation of § 475.25(1) (d)1, Fla. Stat. couNT Iv Based upon the foregoing, the Respondent Univest Realty &FOBPR, DRE vs. Julio A. Robaina PDBPR Case NY 93-84955 Adninistrative Complaint Management, Inc. is guilty of failure to account or deliver trust funds in violation of § 475.25(1)(d)1, Fla. Stat. counT v Based upon the foregoing, the Respondent Julio A. Robaina is guilty of failure to maintain trust funds in the real estate brokerage escrow bank account or some other proper depository until disbursement thereof was properly authorized in violation of § 475.25(2)(k), Fla. Stat. counr vr Based upon the foregoing, the Respondent Univest Realty & Management, Inc. is guilty of failure to maintain trust funds in the real estate brokerage escrow bank account or some other proper depository until disbursement thereof was properly authorized in violation of § 475.25(1)(k), Fla. Stat. counr viz Based upon the foregoing, the Respondent Julio A. Robaina is guilty of failure to comply with a subpoena in violation of § 455.223, Fla. Stat. and § 475.42(1)(h), Fla. Stat. and therefore in violation of § 475.25(1)(e), Fla. Stat. ‘ counT vrIz Based upon the foregoing, the Respondent Univest Realty & Management, Inc. is guilty of failure to comply with a subpoena in violation of § 455.223, Fla, Stat. and § 475.42(1)(h), Fla. Stat. and therefore in violation of § 475.25(1)(e), Fla. Stat.SDBPR, DRE ve. Julio A. Robaina separa chontnerasinasee: administrative Complaint COUNT IX Based upon the foregoing, the Respondent Julio A. Robaina has failed to preserve the books, accounts and records pertaining to the broker's real estate brokerage business for a period of not less than five (5) years subsequent to the time of receipt of any money, funds, deposit, check or drafts entrusted to the broker or the conclusion of the broker’s involvement in the transaction, whichever results in a greater period of retention of records in violation of Fla. Admin. Code R, 6132-14.012(4) and therefore in violation of § 475.25(1)(e), Fla. Stat. count x Based upon the foregoing, the Respondent Univest Realty & Management, Inc. has failed to preserve the books, accounts and records pertaining to the broker‘s real estate brokerage business for a period of not less than five (5) years subsequent to the time of receipt of any money, funds, deposit, check or drafts entrusted to the broker or the conclusion of the broker's involvement in the transaction, whichever results in a greater period of retention of records in violation of Fla. Admin. Code R, 6192-14,012(4) and therefore in violation of § 475.25(LI (e), Fla. Stat. WHEREFORE, Petitioner respectfully requests the Florida Real Estate Commission to issue a Final Order as final agency action finding the Respondents guilty as charged. The penalty for each; FDBPR, DRE vs. Julio A. Robaina PDBPR Case N° 93 Administrative Complaint count or separate offense may range from a reprimand; an administrative fine not to exceed $1,000.00 per violation; probation; suspension of license, registration or permit for a period not to exceed ten (10) years; revocation of the license, registration or permit; and any one or all of the above penalties as provided for by § 455.227 and § 475.25(1), Fla. Stat. and Fla. Admin. Code R. 61J2-24.001. SIGNED this 7 day of Marat, , 1994 GEORGE STUART, Secreta a E c Department of Business and aR ~F Professional Regulation by i Frederick H. Wilsen BZ! ala Chief Staff Attorney ar: OR _PETY’ Theodore R. Gay, Esquire Senior Attorney Department of Business and Professional Regulation, Division of Real Estate Rhode Bldg. Phase If 401 NW 2nd Avenue N607 Miami, Florida 33128 (305) 377-7115 . FAX (305) 377-5332 2/8/94 Wo/k PCP: CS/IR 3/8/94FOBPR, DRE va. Julio A. Robaina FDBPR Case N* 93-84955 Administrative Complaint CERTIFICATE OF SERVICE I HEREBY CERTIFY that a true and correct copy of the foregoing Administrative Complaint was furnished to Julio A. Robaina, *Univest Realty & Management, Inc., 600A Palm Avenue, Hialeah, Flopjda 33010 by United States CERTIFIED mail this _sUt# day of Phainak 1994. : Theodore F . ate Senior Attorney Counsel for Petitioner Florida Bar N° 242896 WARNING TO RESPONDENTS If you do not file an Election of Rights form or some other _ responsive pleading with the Petitioner within 21 daymsf recéipt of this Administrative Complaint, the Petitioner will file'with the Florida Real Estate Commission a motion seeking a Final Order finding you in default and revoking your license, registration, certificate, and permit. Please see the enclosed Explanation of Rights and Election of Rights form._ fon 93 13524 CHM REPL f oz (ml FOR COMPANY USE ONLY 1 oer a i ADS esei8 S18” een mecca 84-032077 ‘i wesr aaerucan NEURANCE CO, C3 awd SECURITY NESURANCE CO. ae! re, 2S Darhibes 18 “eto sei} Ete Rey gress Ova PEON, 3 i: READY STAT™ BANK eep dis rea rel vated tt your Sater ' Deponts are creited subject to verdicaton ofa totals and ral payment q (Error wl be adjusted under advice) ~~_ | Ta Ft eran pr ich. i i | 3 ark Sel Tansacton Number, One and Are your epost Shown Below if peposy tiewer wp i RSB_ #0100 DUP 1 $124470.88 SRE 09: 26012/01/92Esslinger » Wooten + Maxwell, Inc., Realtors® Coral Gables Oftice ‘Suntanc-Fals Ofteo 1260 South Doe Highway 1265) South Ome Highway Cera Gabe, Flnce S348 Mam. Fenca 5 Phone (906) 667387! «Fax (05) 6525648 Prono (305) 298-5000 Fax (05). 7B92I0 Presse 80419 carat Lables othe October 28, 1993 STATEMENT PREPARED FOR JULIO ROBAINA (UNIVE: INC.) REFERENCE: Antonio Lopez Diaz Insurance Money collected by Univest from Ohio Casualty 6916 Willow Lane As of October 31, 1993 Insurance draft from Ohio Casualty Ins.co. $ 10,267.88 (Deposited to Univest Inc. Account) Interest accrued from 12/03/92 to 10/31/93 $ 280.18 (3% Interest) Legal fees § 2,000.00 TOTAL $ 12,548.06 Please pay with a Cashier's Check to Mr. Antonio Lopez Diaz. Prepared by: Eslinger Wooten Maxwell, Inc. 1360 S. Dixie Highway Coral Gables, Florida 33146 As Agents for Mr. Antonio Lopez Diaz cc: Oliver Pazos File oe Your Hometown Realtor®wm «0 UNIVES]. December 10, 1993 Reslinger, Wooten, Maxwell, Inc. ATT: Me. Lorena Clark 1360 South Dixie Highway Coral Gables, Florida 33146 ‘Member of Hialeah-Miami Springs Board of Realtors 600 Palm Avenue, Suite A » Hialeah, Florida 33010 + (305) 887-2500 + Fax (305) 887-0616STATE OF FLORIDA "ARTMENT OF BUSINESS & PROFESSIONAL REGULATION SUBPOENA DUCES TECUM ~ suproenano.a 085757 Gesmos M0: Julio Robaina/Antonio Gwestido CASE NO.__BK 9394955 or Custodian of Records of Univest Realty & Management, Inc. 600 Palm Avenue, Suite A Hialeah, Florida 33010 YOU ARE HEREBY COMMANDED to produce for inspection and copying at 401 M.W. 2nd Avenue, N6O7 in Miami, Florida on November 10, 1993 at 9:00 A.M., for the Department of Business & Professional Regulation the Followi: For the period September 1, 1992 to present escrow account/property management account records including, but not limited to, monthly bank statements, bank deposit slips, ly reconciliations and management agreements for property being Realty & Managenent, Inc., plus monthly or periodic statements of Copy of office inspection form approximate date July 1, 1993. YOU SHALL RESPOND to this subpoena as directed unless excused by the party who requested issuance of the subpoena or by order of the Department of Business & Professional Regulation. ISSUED this Sth day gf November , 1993. Department of Budén 1940 North Monroe street Tallahassee, Florida 32399-0768 THIS SUBPOENA HAS BEEN ISSUED UPON BY: THE REQUEST OF: NAME:__KENNETH_REHM ADDRESS: __401 N.W. 2nd Avenue, N607 Miami, _Florida 33128 PHONE: _[305)_377=7115 DOCUMENTS OFFICE ISSUANCE NO.:__9400 DBPR/REG FORM 354 0490. lReceived From : lor iginal Copy of Original carbon CopyAUTHORITY {522 Peer sei nh a epi s se spon: Ft pep fay mrtg prseng rte ptemt e dente ade he poe bm ‘Spars sat pce ve econ ye. aap ok ‘Sievert tr me pes st se pnd empl Se ‘tere orm tte rs ot, Sosa ds ce Te dat ad sree spose oe i ‘hecver eceed Wy tnd ete pote ue pl fy bad ‘tie od efectmmt sf be nope tl re alt ed SEAL Palette cp rere to be arid he Oro of Dano Pll Papen yaa (pot mos pores» ahyama aaa ashore fn [Pasta epee so prota an poe po a Ex mont ae te bone tat 2 pocaue! bate ‘rpenty procd w) cated a peep ‘oom of par 435 oO sy pf pan 2 pane ‘mph wet Spine al pet pte ha Fos (ileal fr esd wt rar in yp 08 (any pot pcos wt of 2 Sad ped ser Ste Fon, burs at wd tad 3 he ere pct ‘ecm ta bed ty fore pupae ep sd had ‘opty preeingy he rd al eras by ssl st ng {rma HGR) Tw eager ¥ det oe Opn Oowrznet Sane ew het = nrc web $119 16 Neing nea lhe ‘sored et Se etn fe cater pve de "3050 a pet i mes of vt free re dn ‘ala! pane tnd pant ager tw taper 9 be a om dap rf wad nara sd ra ton rs ne et {et as 3 jeu, cua of pete my Howe a Pare (Satine ner of te for el see ne cane? 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