Boundary Disputes: What to Do When a Survey Changes Everything

When the AC quits and the landlord will not respond In Florida, it is not uncommon for a rental problem to turn urgent fast, especially in the heat. A broken air conditioner, leaking plumbing, or electrical issues can make a home uncomfortable or even unsafe. Many tenants ask the same question: “Can I just stop paying rent until the landlord fixes it?” The short answer is: sometimes, but only if you follow the proper legal steps. At Floyd, Sammons & Spanjers, P.A., we help both tenants and landlords in Winter Haven and throughout Polk County understand their rights, meet the required timelines, and avoid the mistakes that can lead to an eviction or unnecessary conflict. What “withholding rent for repairs” means in plain English Withholding rent means a tenant temporarily stops paying rent because the landlord has not made required repairs that affect the habitability of the rental. In Florida, this concept is tied to specific legal requirements and notices. It is not a free pass to stop paying rent, and it is not the same as refusing rent because you are unhappy with the property. It is also important to understand that the law focuses on habitability and material noncompliance , not cosmetic issues. A broken tile or a minor drip may be frustrating, but it is not always a legal basis to withhold rent. Problems like no running water, broken plumbing, serious mold issues, faulty wiring, or lack of heat can be a different story. Why this matters so much to tenants and landlords Withholding rent the wrong way can create serious consequences for everyone involved. Financial consequences Tenants can face late fees, legal costs, and a rent balance that becomes harder to catch up on. Landlords can lose rental income and face larger repair bills if issues worsen. Either side may spend more money than necessary if the situation escalates into court. Legal consequences Tenants can be sued for eviction even if the repair issue is real, simply because the notice was defective or the process was not followed. Landlords can face claims for failing to maintain the property, especially if code issues are involved. A rushed decision can create a court record that follows a tenant and makes future housing harder to obtain. Personal consequences Living in poor conditions creates stress and health concerns. The landlord-tenant relationship can deteriorate quickly when communication breaks down. The uncertainty can disrupt work, school, and family stability. Handled correctly, many repair disputes can be resolved without court. Handled poorly, even a legitimate repair issue can turn into an eviction case. The legal basics: what Florida expects from landlords and tenants Florida landlord-tenant law generally expects two things to be true at the same time: Tenants must pay rent on time , and Landlords must maintain the property so it meets basic habitability requirements and applicable housing codes. When a landlord fails to maintain the unit in a meaningful way, Florida provides tools to demand repairs and, in certain situations, to withhold rent. The key is that tenants must follow the notice and timing requirements and must be prepared to show they acted reasonably. A few important realities: If the lease says tenants handle certain maintenance, that can matter. If a tenant caused the damage, that can change everything. If the tenant skips steps or does not document the problem, the tenant’s position gets weaker fast. Step-by-step: How to withhold rent for repairs in Florida the right way This is the practical checklist we recommend tenants follow before they even think about withholding rent. It is also the checklist landlords should understand, because it is the framework the court will look at if a dispute escalates. Step 1: Identify whether the issue is serious enough Ask: does this issue affect habitability or safety? Examples that often qualify as serious: No air conditioning during extreme heat (especially where it creates unsafe indoor conditions) Plumbing failures or sewage backups No hot water when required Electrical hazards Roof leaks with ongoing water intrusion Broken locks or security issues in certain circumstances Pest infestations that make the home unlivable Examples that usually do not justify withholding rent by themselves: Minor cosmetic damage Small, non-worsening issues that do not affect habitability Problems caused by the tenant or the tenant’s guests Optional amenities that are not part of the lease (unless the lease specifically makes them part of the rental obligation) If you are unsure, it is worth getting legal guidance before acting. Step 2: Document everything before you send a notice Good documentation often decides these cases. What to collect: Photos and videos with date stamps if possible Written notes of when the issue started and how it affects the unit Copies of maintenance requests, texts, portal submissions, or emails Names of anyone you spoke with and what was said If appropriate, invoices or written opinions from licensed contractors (even estimates help) The goal is simple: if you later need to explain the situation to a judge, you can show a clean timeline. Step 3: Notify the landlord in writing and keep proof Even if you already called or texted, written notice matters . Best practice: Send the notice by a method that creates proof, such as email plus certified mail, or a property portal submission plus an email copy. Keep a copy of what you sent. Be calm and specific. Emotional messages can backfire. What the notice should include: The specific problem When it started A clear request for repair A reasonable deadline based on the law and the severity A statement that you will pursue legal remedies if the issue is not fixed Step 4: Provide the required “7-day notice” when applicable For many repair issues that rise to a legal level, Florida requires a notice that gives the landlord seven days to fix the issue. This is commonly referred to as a “7-day notice to cure” for the landlord’s noncompliance. Important details: The seven-day period typically starts after proper notice is delivered. If the issue is fixed within the time allowed, the tenant is generally expected to continue paying rent normally. If the issue is not fixed, the tenant may have legal options that can include withholding rent or terminating the lease, depending on the circumstances. Because notice defects are a major reason tenants lose otherwise valid cases, this is the step where many people benefit from legal review. Step 5: Keep the withheld rent available and set aside If you withhold rent, you should treat that rent like it is still owed. In many situations, the court expects tenants to be able to deposit the rent if required during an eviction dispute. Best practice: Put the rent in a separate account and do not spend it. Keep records showing you had the funds available on the due date. Be prepared to pay once repairs are made or as a court requires. This is one of the biggest misconceptions. Withholding rent is not “getting out of rent.” It is a legal pressure mechanism tied to repairs, and it can come with strict requirements. Step 6: Avoid “self-help” actions that can harm your case Some actions can weaken a tenant’s position even if the repair issue is real. Avoid: Changing locks without permission Withholding rent without proper written notice Threatening language or harassment Stopping rent payments while continuing to violate the lease in other ways Refusing reasonable access for repairs after requesting repairs If you ask for repairs, you generally need to allow access for the landlord or contractors to do the work, with reasonable notice. Step 7: If an eviction is filed, respond immediately and correctly If a landlord files an eviction for nonpayment after rent was withheld, the tenant must take it seriously. Eviction timelines move quickly in Polk County. Key point: Courts may require tenants to deposit rent into the court registry in certain situations. Missing a deadline can lead to a default judgment even if the tenant had a real repair issue. If you receive court papers, get legal advice quickly. The earlier you act, the more options you usually have. Common examples and real-life scenarios Here are a few typical situations where withholding rent comes up, and what often matters most. Scenario 1: The AC stops working in July A tenant reports the AC problem, but the landlord delays and weeks pass. The tenant sends a written notice with a clear timeline and documents indoor temperatures and health concerns. If the landlord still does not repair, the tenant may have stronger legal footing, especially if the issue creates unsafe living conditions. What usually matters: Proof the landlord received proper written notice How severe the conditions are Whether the landlord made reasonable efforts to repair Whether the tenant continued to cooperate with access Scenario 2: Plumbing leak causes repeated water damage A tenant reports a leak that damages drywall and creates mold concerns. The landlord does a quick patch but the problem returns, and the tenant has repeated documentation. Pattern and repeat failures can support a tenant’s claim that the problem is not being truly fixed. What usually matters: A clear timeline showing repeated issues Photos showing progression Whether the repairs were meaningful or temporary Scenario 3: The landlord refuses to address a pest infestation The tenant documents pests, reports the issue, and provides written notice. Pest issues can be habitability-related depending on severity and cause. If the tenant contributed by poor housekeeping, the analysis can change. What usually matters: Severity and proof Responsibility under the lease Whether the landlord took timely steps Scenario 4: A repair is needed, but the tenant refuses entry The tenant demands repairs but refuses to allow contractors inside. This often harms the tenant’s case. Courts generally expect tenants to cooperate with reasonable access. What usually matters: Whether access was reasonably offered and reasonably refused Written scheduling attempts Issues clients often face with rent withholding Even smart tenants make mistakes because the rules are not intuitive. Common problems include: Using texts only. Texts can help, but they do not always show proper notice and delivery clearly. No clear deadline. Courts tend to look for a reasonable opportunity to cure. Withholding for minor issues. Not every inconvenience supports withholding rent. Spending the withheld rent. This is a big risk if the dispute reaches court. Waiting too long. Delays in notice and documentation can weaken a claim. Letting emotion drive decisions. Angry messages can complicate negotiation and court perception. On the landlord side, common issues include: Slow response times. Delays can turn a small repair into a legal conflict. Poor documentation. Landlords should document repair attempts and communications. Improper notices or filings. Mistakes can delay an eviction and increase costs. Escalating instead of problem-solving. Many disputes resolve with clearer communication and a workable plan. How Floyd, Sammons & Spanjers, P.A. helps, and why support matters Landlord-tenant law is one of those areas where the details decide the outcome. A tenant can be right about the repair issue and still lose if the process is handled incorrectly. A landlord can be legally entitled to rent and still face delays or exposure if repairs are ignored or notices are flawed. Our firm helps by: Reviewing notices for legal sufficiency before they are sent Advising tenants on lawful options, including repair demands, rent withholding where appropriate, and negotiated move-out agreements Helping landlords respond properly, document repairs, and keep a clean record Handling eviction filings in Polk County when the situation requires court involvement Working toward practical settlement solutions when they make sense for both sides Floyd, Sammons & Spanjers, P.A. serves Winter Haven and communities across Polk County, including Lakeland, Bartow, Haines City, and Lake Wales. Whether you are trying to get essential repairs completed or trying to protect your property rights as an owner, having a clear strategy early often prevents a problem from becoming a case. Call to action: “Get Repairs Handled the Right Way” If you are considering withholding rent for repairs in Florida, do not guess. A small mistake in notice language or timing can turn a repair dispute into an eviction risk, even when the underlying problem is real. Contact Floyd, Sammons & Spanjers, P.A. to talk through your situation and your next steps. We will help you understand what Florida law expects, what documentation strengthens your position, and how to move toward a practical resolution. A practical closing for Winter Haven and Polk County renters  Repairs are not just a maintenance issue. They can become a legal issue quickly, especially when rent and deadlines are involved. If you are in Winter Haven or elsewhere in Polk County and you are dealing with serious repair problems, the safest path is a clear written plan, careful documentation, and guidance before you take a step that could impact your housing. When you are ready, Floyd, Sammons & Spanjers, P.A. is here to help you move forward with clarity and confidence.

A calm plan for a big purchase Buying a home in Winter Haven is exciting, but it can also feel like a blur of deadlines, documents, and decisions. One moment you are touring a place near the Chain of Lakes or looking at neighborhoods off Cypress Gardens Boulevard, and the next you are being asked to sign a contract, schedule inspections, and wire earnest money, all on a tight timeline. That is exactly where the right checklist helps. At Floyd, Sammons & Spanjers, P.A., we guide buyers through the legal side of the process so you understand what you are signing, what your deadlines mean, and what your options are if something changes. The goal is a smooth closing, fewer surprises, and peace of mind from offer to keys. What this “home buying checklist” really means A home buying checklist is a practical step-by-step plan that helps you manage the three moving parts that most often decide whether your purchase goes smoothly: The contract: the written agreement that controls price, deadlines, contingencies, and what happens if something goes wrong. Inspections and due diligence: the period where you verify the condition of the home and negotiate repairs, credits, or other terms. The timeline to closing: the sequence of tasks that must happen in the right order so your lender, title company, and closing team can finalize the transaction. In Florida, many residential transactions use standardized forms, but “standard” does not mean “simple.” Small clauses and short deadlines can have big consequences. This checklist is designed to help you keep control of the process and know when to ask for help. Why this matters to buyers in Winter Haven and Polk County A home purchase is not just emotional, it is legal and financial. The details you handle during the contract and inspection phase can affect you for years after closing. Financial consequences Paying for repairs you did not anticipate Losing deposits if deadlines are missed Buying a home with hidden issues that become expensive later Taking on costs tied to HOA rules, insurance requirements, or property conditions Legal consequences Being locked into a contract without the flexibility you thought you had Discovering a title issue that delays closing or affects ownership Misunderstanding what “as-is” actually means in practice Overlooking restrictions or obligations tied to the property Personal consequences Stress during what should be a positive milestone Conflict with sellers over repairs or credits Last-minute closing delays that disrupt moving plans, school schedules, or work travel A steady checklist reduces the chaos. It also helps you spot red flags early, when you still have leverage and options. Step-by-step checklist: Contracts, inspections, and the full timeline Step 1: Before you make an offer, get your basics in order A clean start makes everything else easier. Buyer prep checklist Know your price range and monthly payment comfort level If you are financing, get pre-approved and understand your lender’s requirements Decide your ideal closing window and any move-in timing constraints Make a short list of your dealbreakers (roof age, flood zone, HOA restrictions, etc.) If you plan to use an attorney for contract review and closing guidance, reach out early so timing is not rushed Winter Haven-specific note In parts of Winter Haven and Polk County, buyers often run into practical considerations like older homes, lake-adjacent lots, and neighborhood-specific rules. If you are looking near the Chain of Lakes, Scenic Highway, or established areas with older construction, inspection and insurance considerations can play a larger role in negotiations. Step 2: Contract basics you should understand before signing Your contract is the roadmap. You do not need to become a lawyer, but you should understand the sections that most often affect buyers. Key contract items to review Purchase price and deposit: how much you pay and when you must deliver funds Closing date and possession: when ownership transfers and when you get access Inspection period: how long you have to inspect and raise issues Financing terms: what happens if your loan is delayed or denied Appraisal terms: whether you can renegotiate if the appraisal is low Title and survey: how title work is handled and whether a survey is required Repair requests and credits: how negotiations must be documented Default rules: what happens if either side fails to perform Example A buyer signs a contract thinking the inspection period is “about two weeks,” but the contract actually gives 10 days, and weekends count. The buyer schedules inspections late, misses the deadline, and loses leverage to negotiate repairs. A checklist helps prevent that. Step 3: Make your timeline visible on day one Deadlines do not feel real until they are suddenly tomorrow. The best move you can make is to put your key dates in one place and treat them as firm. Timeline items to calendar immediately Deposit delivery deadline Inspection period end date Financing approval milestones Appraisal and underwriting timeline Survey ordering timeline (if needed) Final walkthrough date Closing date and time Utility start dates and moving logistics This is also where attorney guidance helps. If something needs to be extended, it usually must be done in writing and done before the deadline passes. Step 4: Inspections and due diligence, what to do and when Inspections are not just a formality. They are your chance to confirm what you are buying and to negotiate if the home needs work. Most common inspections for Florida buyers General home inspection Wind mitigation inspection (often helpful for insurance) Four-point inspection (often requested for older homes and insurance) Roof inspection or certification (especially if roof age is a concern) Termite or wood-destroying organism inspection HVAC evaluation if the system is older Sewer or plumbing evaluation if red flags appear Pool inspection if applicable What to do during inspections Attend if possible and ask questions Request the report promptly and read it fully Separate “minor maintenance” from “deal-impacting issues” Focus negotiation on safety, structural concerns, major systems, and water intrusion risks Confirm whether repairs will be done by licensed contractors and whether permits are involved when required Example A buyer’s inspection report finds prior water intrusion and an electrical panel issue. Rather than asking the seller to “fix everything,” the buyer requests specific repairs by licensed contractors or negotiates a credit to address the work after closing. Clear, written repair terms reduce misunderstandings later. Step 5: Negotiation and repair requests, keep it clean and written This is where many deals get shaky. Buyers and sellers can often agree in principle, but confusion happens when the agreement is not documented correctly. Best practices Put every repair, credit, or price adjustment in writing Be specific about scope, who chooses contractors, and proof of completion Avoid vague phrases like “repair as needed” Use written addenda rather than informal texts or calls If you need more time, request an extension before the inspection deadline ends Negotiation is also where a calm legal approach helps. The goal is not conflict. The goal is clarity. Step 6: Title, survey, and property-specific issues Even a perfect house can have title or boundary surprises. Title work is designed to prevent you from buying problems that belong to someone else. What title work typically checks Ownership chain and recorded deeds Mortgages and liens that must be paid off Judgments or claims against the property Easements that affect use (utility access, shared driveways, etc.) HOA or condo association status Recording issues or deed errors When a survey matters Surveys are common when: The lender requires it There are fences, sheds, or visible boundary questions The lot is irregular, lake-adjacent, or near canals There are encroachments or unclear property lines Example A survey reveals a fence encroachment. The buyer learns it can be resolved by a boundary agreement or corrective action before closing, rather than inheriting a dispute. Catching this early can save months of stress. Step 7: Financing and appraisal, what buyers should watch Even with a solid pre-approval, the loan process has moving parts. Buyer checklist for a smoother loan Respond quickly to lender document requests Avoid opening new credit cards or making large purchases mid-process Keep funds for closing in a traceable account Confirm insurance requirements early, especially if the home is older Ask about appraisal timing and contingency options if the appraisal comes in low Common appraisal scenario If the home appraises below the purchase price, buyers may negotiate a price reduction, bring extra cash to closing, or walk away if the contract allows. Knowing your options depends on the contract language. Step 8: Final walkthrough and closing day This is your last chance to confirm the home is in the agreed condition. Walkthrough checklist Confirm agreed repairs are complete and documented Verify appliances and included items remain Check that the home is in similar condition as when you last saw it, normal wear aside Confirm the property is vacant if it should be Test important systems briefly (AC, lights, toilets) to catch obvious issues Closing checklist Review the settlement statement and ask questions about charges Confirm wire instructions through known, verified contacts Bring required identification and documents Understand what you are signing, including the deed, note, and mortgage Confirm how and when you receive keys and access Common real-world scenarios buyers run into Here are a few situations we see often in Winter Haven and Polk County transactions: “The inspection report is overwhelming” Inspection reports are long and can feel alarming. Most homes have issues listed, but not all issues are dealbreakers. The right approach is prioritizing major items and negotiating in a way that is practical and documented. “The seller refuses repairs” That happens. You can sometimes negotiate a credit, adjust the purchase price, request specific repairs tied to safety or financing, or decide the deal is not worth it. The contract and deadlines determine your leverage. “We are close to closing and something changes” A title issue surfaces, an insurance quote comes back higher than expected, or the lender needs additional documents. This is where clear timelines and quick action matter most. “The home is in an HOA and the rules feel strict” HOA documents can affect rental rules, exterior changes, parking, and more. If you plan to rent the home later or make improvements, review these early so they do not become a surprise after closing. “The property is near the lakes and I am not sure what that means” Lake-adjacent property can involve unique boundary shapes, access questions, or restrictions. It does not mean the deal is risky, but it does mean you should pay attention to surveys, easements, and property details. How legal support helps, and why timing matters A big reason transactions go sideways is not bad intent, it is missed deadlines and unclear paperwork. Having the right legal guidance helps in three practical ways: Clarity in contracts: understanding what the contract says and what it does not say. Cleaner negotiations: putting repair requests, credits, and extensions in the proper written form. Fewer closing surprises: resolving issues with title, surveys, and documentation before they become last-minute emergencies. Floyd, Sammons & Spanjers, P.A. works with buyers across Winter Haven, Lakeland, Bartow, Haines City, and Lake Wales. We focus on clear communication, practical problem-solving, and steady progress so you feel confident at each step. Call to action: “Buy With Confidence, Not Guesswork” If you are under contract or preparing to make an offer in Winter Haven, do not leave the most important parts of the process to chance. A short conversation early can prevent costly mistakes later, especially when deadlines are tight. Reach out to Floyd, Sammons & Spanjers, P.A. to discuss your purchase timeline, contract terms, and next steps. We will help you stay organized, protect your interests, and get to closing with fewer surprises and more peace of mind.  Buying a home is a major milestone. With the right checklist and a steady legal team in your corner, you can move from offer to closing knowing the details are handled and your decision is backed by clear guidance.

A hard job, often started at a hard time Being named an executor can feel like an honor and a burden at the same time. You are stepping in to handle legal and financial responsibilities while your family is still grieving, and the pressure to “do everything right” can be intense. At Floyd, Sammons & Spanjers, P.A., we help executors and families across Polk County understand what comes next, meet court requirements, and move an estate toward a clean, timely closing with fewer surprises. What an “executor” is in Florida (and what Florida calls it) In Florida, the person commonly called an “executor” is usually referred to as the personal representative . This is the individual appointed by the probate court to manage the estate of someone who has died, which includes collecting assets, paying valid debts and expenses, and distributing what remains to the rightful beneficiaries or heirs. If there is a will, the will often names the person the deceased wanted to serve in this role. Even so, you typically do not have full legal authority until the probate court officially appoints you and issues documents that prove it, often called Letters of Administration . If there is no will, a family member may petition to serve as personal representative, and Florida law provides a priority order for who may be appointed. Either way, the court-supervised process of settling the estate is called probate . Why executor responsibilities matter more than most people expect Executor duties are not just about “handling paperwork.” You have legal obligations, deadlines, and a responsibility to act in the best interest of the estate and the people who inherit from it. When things go sideways, the consequences can be very real. Financial consequences can include paying the wrong bills, paying bills in the wrong order, missing deadlines that affect creditors, or distributing assets too early and then finding out there are unpaid debts. Personal consequences often show up as family tension, especially when beneficiaries disagree on timelines, personal property, or money. Legal consequences can include court complications, beneficiary disputes, and in some situations personal liability if an executor acts improperly or fails to meet obligations. Most executors are not trying to do anything wrong. They simply do not realize how structured the process can be in Florida, and they do not want to make a mistake that harms the estate. Getting good guidance early can reduce stress, avoid delays, and protect you in your role. The executor’s job in plain English In the simplest terms, your job is to: Get legal authority from the court (or confirm if probate is even needed) Identify and protect estate assets Notify the right people and institutions Pay valid debts and expenses properly Distribute remaining assets to the correct beneficiaries Close the estate with the court Those steps sound straightforward, but each includes details that can trip people up. The sections below walk through what this usually looks like in Florida. Step-by-step: Key executor responsibilities in Florida Step 1: Locate the will and key documents Start by gathering what you can, including: The original will (if one exists) Any trust documents (if applicable) Death certificates (you will likely need multiple certified copies) A list of known bank accounts, insurance policies, retirement accounts, and real estate Recent bills and mail, which often reveals accounts, debts, subscriptions, and property information If you cannot find the will, do not panic. Many families keep it in a safe, safe deposit box, filing cabinet, or with the attorney who drafted it. A quick search and a few phone calls often solve the mystery. Step 2: Determine whether probate is required Not every estate needs formal probate. A lot depends on how assets were titled and whether they have beneficiary designations. Assets that often pass outside probate include: Life insurance with a named beneficiary Retirement accounts with designated beneficiaries Joint bank accounts with rights of survivorship Property held in a trust Certain accounts set up as payable-on-death or transfer-on-death Assets that commonly require probate include: Real estate titled solely in the deceased person’s name Bank accounts without co-owners or beneficiaries Vehicles titled solely in the deceased person’s name (sometimes) Business interests Any assets where title is unclear or contested Florida also has different probate tracks, including more formal procedures and simplified options for qualifying estates. The best next step is typically a quick legal review of what assets exist and how they are titled. Step 3: Petition the court and get appointed Even if you are named in the will, you generally must be appointed by the court to act. Once the probate case is opened and you are appointed, you receive documents that allow you to: Access estate accounts Deal with financial institutions Sell or manage estate property (subject to legal requirements) Sign documents on behalf of the estate Until you have that authority, you should be cautious about taking actions that could be interpreted as acting without legal power, especially with financial accounts or property. Step 4: Secure and protect assets A major responsibility of an executor is protecting estate assets. This can include: Making sure real property is secure, insured, and maintained Preventing unauthorized access to valuables Collecting keys, securing vehicles, and documenting personal property Paying necessary expenses to prevent loss, such as utilities or insurance premiums If the deceased owned a home, it is wise to check the property promptly. Florida weather, vacant-home risks, and simple maintenance issues can create problems quickly if a house sits unattended. Step 5: Create an asset inventory and track everything Executors need to know what the estate owns and what it owes. That typically means: Listing assets with estimated values Identifying debts and recurring obligations Tracking payments, receipts, and reimbursements Keeping a clean paper trail so beneficiaries can understand what happened This is one of the biggest areas where executors can protect themselves. When records are organized, questions are easier to answer, and disputes are less likely to grow into something bigger. Step 6: Notify beneficiaries and handle required notices to creditors Florida probate includes specific notice requirements, especially related to creditors. In many cases, a formal notice process shortens the time creditors have to file claims, which helps the estate move forward with more certainty. As executor, you will work through: Notifying beneficiaries or heirs as required Identifying and notifying known creditors Coordinating required publication or formal notice steps when applicable This is one reason many families choose to work with probate counsel. Notice requirements are technical, and mistakes can lead to delays or reopen issues later. Step 7: Pay expenses and valid debts in the proper order A common misconception is that an executor should start paying bills immediately from estate funds. In reality, the timing and order matter. Typical estate expenses can include: Funeral and final medical expenses Costs of administering the estate (court costs, attorney fees, accounting expenses) Mortgage payments, property taxes, insurance premiums, and utilities when needed to preserve assets Valid creditor claims, paid according to legal rules It is also important not to distribute assets too early. If you distribute money to beneficiaries and later discover valid debts or taxes, the estate could be short, and the executor can end up dealing with a difficult and stressful problem. Step 8: Handle real estate correctly Real estate is often the largest estate asset, and it frequently requires probate attention. Executor responsibilities commonly include: Confirming how the property is titled Coordinating with title professionals Maintaining the home during probate Deciding whether the property will be sold or distributed to beneficiaries Handling repairs, clean-out, and showings if the property is sold If the property needs to be sold, the executor must ensure the sale is done properly and that proceeds are handled through the estate. If beneficiaries disagree on what to do with the property, an attorney can help you navigate options and reduce conflict. Step 9: Handle taxes and final filings Many estates involve tax considerations, even when no estate tax is owed. Examples include: Final income tax returns for the deceased Estate income tax returns if the estate earns income during administration Documentation related to property sales or capital gains Collecting necessary tax forms from financial institutions Tax issues are very fact-specific. The right approach depends on the size and complexity of the estate and the kinds of assets involved. Step 10: Distribute assets and close the estate Once debts and expenses are resolved, and the estate is ready, the executor distributes assets to the beneficiaries named in the will, or to heirs under Florida law if there is no will. Distribution can include: Transferring funds Deeding real estate or coordinating a sale Distributing personal property Providing final accounting or documentation as required The last step is closing the estate through the court, which provides a clean finish and reduces the risk of lingering legal issues. Common examples executors run into in Florida Here are a few scenarios that come up often, especially in Polk County and Central Florida: Example 1: The “simple” estate with one house and a few accounts. A parent dies with a home titled solely in their name, a checking account, and a vehicle. The children assume they can “just take over” the house, but title cannot be transferred without probate steps. The executor’s job becomes coordinating probate, maintaining the home, and deciding whether to sell or distribute it. Example 2: The out-of-state family member. The executor lives outside Florida, but the deceased lived in Winter Haven. The executor needs help coordinating court filings, notices, and possibly a home sale without constant travel. A local probate team can manage filings and keep the process moving while the executor stays informed. Example 3: The missing paperwork problem. No one can find the original will, and family members disagree about what “Mom wanted.” The executor needs a plan to locate documents, confirm assets, and open the correct probate process based on what can be proven. Clear legal guidance can prevent the situation from turning into a prolonged dispute. Example 4: A beneficiary conflict over personal property. Even when money is not the main issue, family members may disagree over personal items, sentimental property, and timing. The executor becomes the person expected to solve it, which can create stress. Setting clear expectations and documenting decisions helps reduce tension. Issues executors often face, and why they get stuck Executors tend to run into the same roadblocks: Not knowing where to start. Probate has a learning curve, and the first week can feel overwhelming. Dealing with banks and institutions that will not cooperate yet. Without court-issued authority, many institutions will not release information. Delays caused by missing documents or unclear asset titles. This is common with older accounts, inherited property, or prior marriages. Family disagreements. Executors are often stuck in the middle, and timelines can become emotionally charged. Real estate complications. Vacant homes, maintenance issues, insurance concerns, and sale decisions can slow everything down. Fear of making a mistake. Many executors worry about being blamed, even when they are trying to do the right thing. These are all manageable problems when you have a clear plan and the right professional support. How Floyd, Sammons & Spanjers, P.A. helps executors in Polk County Executors deserve support because they are carrying a real responsibility, often without training and during an emotional season. Floyd, Sammons & Spanjers, P.A. assists executors by: Evaluating whether probate is needed and which path fits the estate Preparing and filing the documents required to open the estate Guiding the executor through notice requirements and deadlines Helping identify assets and address title issues Coordinating creditor claims and proper payment steps Assisting with real estate transfers and estate-related sales Keeping the process organized so you can focus on your family Support is critical because the probate process is structured, and small errors can create delays. When you have counsel guiding the process, you gain clarity, reduce stress, and move forward with more confidence. Call to action: “Lead With Clarity, Not Guesswork” If you have been named executor in Florida, you do not have to figure it out alone. A short conversation can help you understand what needs to happen, what can wait, and what deadlines matter most. Contact Floyd, Sammons & Spanjers, P.A. to schedule a consultation and get a clear plan for handling the estate properly.  Being an executor is a service to someone you care about. With steady guidance and a step-by-step approach, you can honor that responsibility and get the estate to the finish line with less conflict and fewer surprises. Floyd, Sammons & Spanjers, P.A. is here to help families throughout Polk County move through probate with clarity, respect, and efficient progress.