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Starwood Capital Affiliates Continue Eviction Filings, Even After Presidential Executive Order on Evictions

Private equity real estate firm Starwood Capital is one of the largest residential landlords in the country, with more than 75,000 apartment units and single-family rental homes around the US.

On August 8, President Donald Trump issued an Executive Order on Fighting the Spread of COVID-19 by Providing Assistance to Renters and Homeowners, meant to halt evictions, noting, “Those who are dislocated from their homes may be unable to shelter in place and may have more difficulty maintaining a routine of social distancing.”

Despite the President’s executive order, affiliates of Starwood Capital have continued to file new cases to evict residents of the firm’s properties, filing two eviction cases at single family rental homes in Decatur, Georgia less than a week later on August 14.[i]

While Starwood Capital appeared to have halted new eviction filings in early April, affiliates of the firm (SFR ATL Owner, RS Phoenix Owner, SPT Dolphin Palmetto Trace) have filed more than a dozen eviction cases since the beginning of July, including in states like Florida, Arizona and Georgia that were hit hard by recent spikes in COVID-19 cases. See below list.

In addition, a number of eviction cases that Starwood Capital filed early in the pandemic remain open. For example, a Starwood Capital affiliate (SCG Atlas Ashley Lake LLC) last week filed a “motion for default judgment for removal of tenant” at its Reserve at Ashley Lake apartments in Boynton Beach, Florida.[ii]

In July, the Washington Post reported that Starwood Capital had filed eviction cases despite the CARES Act eviction moratorium:

“Starwood Capital Group, a large private equity firm, repeatedly pursued the eviction of residents in its apartment buildings after the eviction ban was put in place. On March 30, SCG Atlas Coconut Palm Club, owned by Starwood, filed an eviction complaint against one of its residents in Coconut Creek, Fla., for missing a rent payment, according to court records. Highmark Residential, also owned by Starwood, filed two eviction complaints against residents of Grande Court Apartments in Jacksonville, Fla., on March 30.

In both instances, the buildings had loans backed by Fannie Mae or Freddie Mac, covered by the federal eviction moratorium.”

Media coverage:

Washington Post, Jul 6, 2020: “Evictions are likely to skyrocket this summer as jobs remain scarce. Black renters will be hard hit.

Barry Sternlicht, CEO, Chair, and co-founder of Starwood Capital, is also a member of President Donald Trump’s Great American Economic Revival Industry Group, which advises the President on reopening the US economy. Even as the US saw record numbers of COVID-19 cases earlier this summer, Sternlicht maintained that the US must ease restrictions related to COVID-19.[i]

Evictions cases filed by Starwood Capital affiliates during the COVID-19 pandemic

Case NumberPlaintiffCountyStateDate Filed
20D10043 SFR ATL OWNER 3 LP DeKalb GA 8/14/20
20D10044 SFR ATL OWNER 6 LP DeKalb GA 8/14/20
20D09792 SFR ATL OWNER 6 LP DeKalb GA 8/5/20
20D09575 SFR ATL OWNER 1 LP DeKalb GA 7/22/20
20D09576 SFR ATL OWNER 2 LP DeKalb GA 7/22/20
20D09573 SFR ATL OWNER 3 LP DeKalb GA 7/22/20
20D09578 SFR ATL OWNER 4 LP DeKalb GA 7/22/20
20D09572 SFR ATL OWNER 5 LP DeKalb GA 7/22/20
20D09580 SFR ATL Owner 6 LP DeKalb GA 7/22/20
20D09579 SFR ATL OWNER 6 LP DeKalb GA 7/22/20
20D09581 SFR ATL OWNER 7 LP DeKalb GA 7/22/20
CC2020-105695 RS PHOENIX OWNER 2 LP Maricopa AZ 7/17/20
CC2020-101442 RS PHOENIX OWNER 2 LP Maricopa AZ 7/6/20
2020CC003250AX SPT DOLPHIN PALMETTO TRACE LLC Manatee FL 7/2/20
20-CC-036313 ITS BRANDON LP Hillsborough FL 6/18/20
CC2020-093284 RS PHOENIX OWNER 2 LP Maricopa AZ 6/15/20
205100149013 SOF Cimarron Owner, LP Harris TX 6/4/20
362020CC001973A001CH SPT WAH Westwood LLC Lee FL 5/14/20
CC2020-067096 RS PHOENIX OWNER 2 LP Maricopa AZ 4/16/20
2020-006200-CC-26 SCG ATLAS KINGS COLONY LLC Miami Dade FL 4/2/20
2020-006201-CC-26 SCG ATLAS KINGS COLONY LLC Miami Dade FL 4/2/20
35-2020-CC-001830 SPT Dolphin Spring Harbor LLC Lake FL 4/2/20
2020-CC-003991-XXXX HIGHMA RK RESIDENTIAL LLC Duval FL 3/31/20
2020-CC-003989-XXXX HIGHMARK RESIDENTIAL LLC Duval FL 3/31/20
CONO20004605 SCG Atlas Coconut Palm Club LLC Broward FL 3/30/20
2020-CC-001019-21-S SREIT Vista Haven LLC dba Vista Haven Apartment Homes Seminole FL 3/27/20
2020-CC-003835-XXXX HIGHMARK RESIDENTIAL LLC Duval FL 3/26/20
20-CC-020655 SPT WAH WEXFORD LLC Hillsborough FL 3/26/20
2020-CC-003701-XXXX HIGHMARK RESIDENTIAL LLC Duval FL 3/24/20
2020-CC-003714-XXXX HIGHMARK RESIDENTIAL LLC Duval FL 3/24/20
2020 LTB 007235 HIGHMARK RESIDENTIAL, LLC Washington DC 3/24/20
2020 LTB 007234 HIGHMARK RESIDENTIAL, LLC Washington DC 3/24/20
50-2020-CC-003715-XXXX-SB SCG ATLAS BOYNTON I LLC Palm Beach FL 3/24/20
2020-005575-CC-26 SCG ATLAS HAMMOCKS PLACE LLC Miami Dade FL 3/24/20
50-2020-CC-003727-XXXX-WB SCG ATLAS PARK AIRE LLC DBA PARK AIRE Palm Beach FL 3/24/20
CONO20004431 SCG Atlas Sabal Pointe LLC Broward FL 3/24/20
CONO20004434 SCG Atlas Sabal Pointe LLC Broward FL 3/24/20
CONO20004438 SCG Atlas Sabal Pointe LLC Broward FL 3/24/20
COCE20006814 SCG Atlas Wyndham Lakes LLC Broward FL 3/24/20
2020-CC-003647-XXXX HIGHMARK RESIDENTIAL LLC Duval FL 3/23/20
2020-007187-CC-23 S C G ATLAS AVENTURA (LLC) Miami Dade FL 3/23/20
COCE20006682 SCG Atlas Pembroke LLC Broward FL 3/23/20
CONO20004375 SCG Atlas Sabal Pointe LLC Broward FL 3/23/20
20-CC-019832 SPT WAH WEXFORD LLC Hillsborough FL 3/23/20
2020-006970-CC-23 S C G ATLAS AVENTURA (LLC) Miami Dade FL 3/20/20
COCE20006483 SCG Atlas New River Cove LLC Broward FL 3/20/20
362020CC001351A001CH SPT WAH Westwood LLC Lee FL 3/20/20
2020-CC-003929-O SREIT River Reach LLC Orange FL 3/20/20
2020-006940-CC-23 S C G ATLAS AVENTURA (LLC) Miami Dade FL 3/19/20
50-2020-CC-003561-XXXX-SB SCG ATLAS BOYNTON I LLC Palm Beach FL 3/19/20
50-2020-CC-003566-XXXX-SB SCG ATLAS BOYNTON I LLC Palm Beach FL 3/19/20
COCE20006325 SCG Atlas New River Cove LLC Broward FL 3/19/20
20-CC-019063 SPT WAH WEXFORD LLC Hillsborough FL 3/19/20
122020CC000368CCAXMX SPT WAH Windsong I LLC Columbia FL 3/19/20
122020CC000367CCAXMX SPT WAH Windsong II LLC Columbia FL 3/19/20
2020-006886-CC-23 S C G ATLAS AVENTURA (LLC) Miami Dade FL 3/18/20
50-2020-CC-003488-XXXX-SB SCG ATLAS BOYNTON I LLC Palm Beach FL 3/18/20
50-2020-CC-003507-XXXX-SB SCG ATLAS BOYNTON I LLC Palm Beach FL 3/18/20
COCE20006175 SCG Atlas Sheridan Ocean Club LLC Broward FL 3/18/20
20D07952 SFR ATL Owner 5 LP DeKalb GA 3/18/20
20-CC-000988 SPT Dolphin Glen Oaks LLC Leon FL 3/18/20
20-CC-000989 SPT Dolphin Glen Oaks LLC Leon FL 3/18/20
20-CC-000983 SPT Dolphin Glen Oaks LLC Leon FL 3/18/20
2020-CC-003865-O SPT Dolphin Sand Lake Pointe LLC Orange FL 3/18/20
CC2020-055320 SREIT Griffin Scottsdale Maricopa AZ 3/18/20
502020CC003498XXXXMB SREIT ROYAL POINCIANA LLC DBA PARKSIDE RESIDENCE Palm Beach FL 3/18/20
16-2020-CC-003732-XXXX-MA HIGHMARK RESIDENTIAL LLC FOR LINDSEY TERRACE APTS Duval FL 3/17/20
50-2020-CC-003398-XXXX-SB SCG ATLAS ASHLEY LAKE LLC DBA THE RESERVE AT ASHLEY LAKE APARTMENTS Palm Beach FL 3/17/20
CC2020-054134 SREIT 1441 S Lindsay LLC Maricopa AZ 3/17/20
CC2020-054125 SREIT 1441 SOUTH LINDSAY ROAD LLC Maricopa AZ 3/17/20
2020-CC-003821-O SREIT River Reach LLC Orange FL 3/17/20
2020-CC-003580-XXXX HIGHMARK RESIDENTIAL LLC Duval FL 3/16/20
2020-CC-003578-XXXX HIGHMARK RESIDENTIAL LLC Duval FL 3/16/20
50-2020-CC-003359-XXXX-SB SCG ATLAS ASHLEY LAKE LLC DBA THE RESERVE AT ASHLEY LAKE APARTMENTS Palm Beach FL 3/16/20
50-2020-CC-003357-XXXX-SB SCG ATLAS ASHLEY LAKE LLC DBA THE RESERVE AT ASHLEY LAKE APARTMENTS Palm Beach FL 3/16/20

[i] Cases 20D10043, 20D10044, DeKalb County, GA.

[ii] See for example, case 50-2020-CC-003357-XXXX-SB, Palm Beach County, FL, case 2020-007187-CC-23, Miami-Dade County, FL

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