CO CIV 87 – Authorization of Property Manager

Jurisdiction: Country: United States | Province/State: Florida | County: Pinellas

What is a CO CIV 87 – Authorization of Property Manager?

The CO CIV 87 is a county court form used in landlord–tenant cases in Pinellas County. It lets a property owner authorize a property manager or management company to act on the owner’s behalf in a specific landlord–tenant matter. It is commonly filed in residential eviction cases in the County Court of the Sixth Judicial Circuit in and for Pinellas County, Florida.

Think of it as a limited, written agency authorization for court purposes. It tells the Clerk and the judge who can sign, file, and communicate for the owner in the case. It does not replace a full power of attorney. It does not let a nonlawyer act as an attorney. It simply places the manager on record with the court and defines the scope of what the manager can do for the owner in that case or for that property.

Who typically uses this form?

Property owners and landlords. That includes individuals, LLCs, corporations, and trusts that own rental property in Pinellas County. Property management companies use it as well, because the court expects written proof of the manager’s authority before allowing a manager to sign or appear. Real estate brokers who provide property management services also use it when they are asked to handle a case for an owner.

Why would you need this form?

You need it when you want your manager to handle court-facing tasks for you. That can include filing an eviction complaint, signing a verification or affidavit, communicating with the Clerk, scheduling or attending certain hearings where a nonlawyer agent may appear, or accepting payments or notices in the case. The CO CIV 87 shows the court that the manager has the owner’s permission to act within the limits of Florida law and local practice.

Typical usage scenarios include residential eviction cases for nonpayment of rent, holdover after a lease ends, or other lease violations. It is often filed at the same time as the eviction complaint, so the manager can sign the pleadings and handle service questions from the Clerk. Owners who live out of state use it so their local manager can move the case forward without delays. Corporate or LLC owners also use it so the court has a clear record of who is authorized to act for the entity. In multi-property portfolios, the form helps the court and tenants know exactly who speaks for the owner for a particular unit or address.

In short, the form formalizes the manager’s authority for that court case. It improves clarity and prevents delays caused by missing authority.

When Would You Use a CO CIV 87 – Authorization of Property Manager?

You use this form when a property manager needs to act in a landlord–tenant case filed in Pinellas County Court, and the manager is not the owner or the owner’s attorney. The most common situation is a residential eviction for possession. If your manager will sign the complaint, file documents, speak with the Clerk, or appear at a hearing where a nonlawyer agent is allowed, the court will look for a written authorization. The CO CIV 87 provides it.

Here are practical examples. Your tenant has not paid rent. Your manager posted a three-day notice, the deadline passed, and you want to file an eviction for possession. You live in another state and want the manager to sign the complaint and verify the amount due for possession. File the CO CIV 87 with the complaint so the Clerk accepts the paperwork without questions about authority.

Another example. Your tenant remains after the lease expired. The manager served a seven-day notice to cure a violation and now needs to proceed with an eviction for possession. The manager plans to attend a short hearing on possession. You file the CO CIV 87 so the court recognizes the manager’s limited role.

If the property is owned by an LLC or corporation, you may rely on a manager to coordinate filings. The court may allow the manager to participate in the possession claim. If you also request a money judgment, you should expect attorney involvement for that portion, especially if the owner is an entity. The manager’s authorization does not substitute for an attorney where one is required.

You may also use the form if the case is already pending. For example, you hired a new management company mid-case. File the CO CIV 87 promptly so the new manager can receive case notices, speak with the court, and sign routine filings within the allowed scope.

Owners sometimes use the form to allow a manager to receive settlement payments or to sign a stipulated possession agreement in court. Again, this is limited to what the court permits nonlawyers to do in possession matters. For claims focused on money damages, such as unpaid rent or damages to the unit, a nonlawyer manager generally cannot represent you in court. The CO CIV 87 does not change that.

In deposit disputes or other civil claims not involving immediate possession, courts usually require the owner to appear personally or retain counsel. Use the CO CIV 87 in those settings only to document who may receive notices or exchange documents, not to allow a nonlawyer to argue the case.

The typical users are landlords, property owners, and property management companies. Tenants do not use this form. Business owners who own rental property through an entity use it to clarify who acts for the entity in the case. Trustees who manage trust-owned property use it to appoint the manager for that specific property and case.

Legal Characteristics of the CO CIV 87 – Authorization of Property Manager

The CO CIV 87 is a legally effective authorization when signed by the owner and filed with the court. It is an agency designation. It tells the court that the named manager is authorized to take certain steps for the owner. It is legally binding to the extent it reflects the owner’s consent and is consistent with Florida law.

What ensures enforceability?

Several features do this. The form identifies the owner, the authorized property manager, the property, and sometimes the specific case. It is signed by the owner. It typically includes a notary acknowledgment to confirm identity and intent. Filing it with the Clerk places the authorization in the case record, so the court and the opposing party can rely on it.

The scope of the authorization matters. The court will enforce it within the limits of the law. A nonlawyer manager can carry out tasks like filing documents, providing factual verifications, communicating with court staff, and appearing in limited situations the court allows, commonly in residential actions for possession. The authorization does not allow the manager to practice law. It does not give the manager the right to appear on contested monetary claims or conduct legal argument where an attorney is required. If your case includes a claim for a money judgment, expect limits on what a manager can do unless you are an individual appearing for yourself on those money claims.

If the owner is an entity, there are additional considerations. Entities often must appear through counsel in county court, except where rules or local practice allow an officer or authorized agent to appear in specific, narrow contexts, such as a residential eviction for possession. The CO CIV 87 helps show who the authorized agent is, but it does not override any requirement that you use a licensed attorney where one is required.

Accuracy affects enforceability. The names of the parties should match the deed, lease, and complaint. The property address must be correct. The manager’s name should be the legal name of the individual and, if applicable, the management company. If there are multiple owners, the safer course is to have all owners of record sign. If the property is titled in a trust, the trustee should sign and identify the capacity. If the signatory is using a power of attorney, include that document to prove authority.

The form can be revoked. You can revoke the authorization by filing a written revocation in the case and serving all parties. The court will then stop recognizing the former manager’s authority. If you change managers, file a new CO CIV 87 and a revocation for the old one to avoid confusion.

Finally, remember that the form does not cure defects in your case. The manager’s authorization does not fix an improper notice, wrong rent amount, or bad service. It only clarifies who is authorized to act for you in the parts of the case a nonlawyer may handle.

How to Fill Out a CO CIV 87 – Authorization of Property Manager

Follow these steps. Keep your entries complete and consistent with your other case documents.

1) Prepare your information

• Get the exact legal name of the owner. If you own the property personally, use your full name as it appears on the deed. If an entity owns it, use the full legal name of the LLC or corporation.
• Identify the property manager. Include the individual manager’s name and the management company’s name, if any. Use correct spellings.
• Confirm the property address. Include unit number if applicable. Use the full street address in Pinellas County.
• Gather the tenant names as they appear on the lease or notice. You will need these for the case caption if the form includes one.
• If a case is already filed, have the case number handy. If you have not filed yet, you may leave the case number blank and fill it once assigned.

2) Complete the case caption

• At the top, the form will have a caption for the County Court of the Sixth Judicial Circuit in and for Pinellas County, Florida.
• List the owner as the Plaintiff or Landlord. List each tenant as a Defendant or Tenant. Use the same format as on your complaint.
• Enter the case number if one exists. If not, leave it blank until the Clerk assigns one when you file the complaint.

3) Identify the parties

• In the body of the form, you will identify the owner/landlord granting authority. If an entity owns the property, include the signer’s title (e.g., Manager of ABC Property, LLC; President of XYZ Holdings, Inc.).
• Identify the property manager by full name. If the manager works for a management company, include the company’s legal name and the manager’s role.
• Provide mailing addresses, phone numbers, and emails for both the owner and the manager, if the form requests contact details. This helps the Clerk and the other side send notices correctly.

4) Describe the property

• Enter the complete rental property address, including unit number. Verify the city and ZIP code. State that the property lies in Pinellas County, Florida.
• If the authorization covers multiple units at the same site, list each unit or attach a schedule of units. Label the attachment as “Exhibit A – Covered Units.”

5) Define the scope of authority

• Most versions of this form include standard language authorizing the manager to act in the landlord–tenant case. Read it closely.
• If the form provides checkboxes or lines for the scope, select or write what you authorize. Typical items include:
• Sign and file eviction pleadings and affidavits related to possession.
• Communicate with the Clerk and court staff about scheduling and filings.
• Accept, receive, and provide notices and documents in the case.
• Attend hearings where a nonlawyer agent may appear on a possession claim.
• Negotiate and sign stipulations for possession, move-out dates, or payment plans, if you allow it.
• If the form does not include limitations, you can add a clear statement such as: “This authorization is limited to claims for possession. It does not authorize representation on money damages or legal argument requiring an attorney.”

6) State the effective dates and limits

• Insert an effective date. This can be “effective upon signing” or a specific date.
• If you want an end date, add one. You can state “until revoked” if you prefer open-ended authority for the property or case.
• If the form is intended only for a specific case, write the case number once assigned and state that the authorization is limited to that case.

7) Attach supporting documents if needed

• If the signatory is an officer or manager for an entity owner, you may attach a page showing the signatory’s title or authority (e.g., a corporate resolution or operating agreement excerpt).
• If a power of attorney is used to sign for the owner, attach a copy of the power of attorney.
• If multiple units are covered, attach a list of units by address and unit number.

8) Owner’s signature and notary

• The owner (or authorized signatory for the owner entity) must sign and date the form.
• Sign before a notary. The notary block should include the state, county, date, name of the person signing, and type of identification presented if not personally known. The notary will sign, print their name, add the commission number, and affix a seal.
• If there are multiple owners, have each owner sign and have each signature notarized. Use additional signature pages if needed.

9) Property manager’s acknowledgment

• Many versions include a line for the property manager to accept the authorization. The manager should sign and date to acknowledge the role and provide contact details.
• While the notary is typically required for the owner’s signature, it may not be required for the manager’s acknowledgment. Follow the form’s fields.

10) File the form

• If you are filing a new eviction case, include the CO CIV 87 in your filing packet with the complaint and related documents.
• If the case is pending, file the completed CO CIV 87 in the case docket. Use the appropriate filing category for an authorization or notice of appearance by an agent. Make sure the case number is on the form.
• Serve a copy on the tenant or the tenant’s lawyer so everyone knows the manager is authorized to act.

11) Use the authorization correctly in the case

• If your manager signs the complaint or affidavits, make sure the signature block shows the manager’s capacity (e.g., “Authorized Property Manager for Plaintiff”).
• Keep the manager’s actions within the allowed scope. For possession claims, the manager can appear if the court allows non-lawyer agent participation. For money claims, plan for the owner personally (if an individual) or a licensed attorney (if an entity).
• If the case settles, the manager can sign a stipulation if you authorized that scope. Ensure any dismissal or satisfaction filed by the manager clearly states the authority and the part of the case it covers.

12) Update or revoke if circumstances change

• If you change management companies, file a revocation of the old authorization and a new CO CIV 87 for the new manager. Serve all parties.
• If you sell the property, file a notice that you no longer own it and revoke the manager’s authority in the case, if still pending.
• Keep your mailing address and email current with the Clerk so you receive court notices even if a manager is authorized.

Practical tips to avoid delays

• Match names exactly across the lease, the notices, the complaint, and this form. Small differences can cause questions at the Clerk’s desk.
• Make sure the property address and unit number are accurate. An address error can stall service and hearings.
• If your manager will attend a hearing, ensure a signed CO CIV 87 is in the file before the hearing date. Judges may ask for it on the record.
• Limit the scope to what you actually want the manager to do. If you do not want the manager to negotiate payment plans, say so in the form.
• Keep a copy of the signed, notarized form for your records, and send a copy to the manager immediately after filing so they can respond to the court without delay.

Bottom line: Use the CO CIV 87 to put your property manager on a firm footing in a Pinellas County landlord–tenant case. It records the manager’s authority, reduces Clerk and courtroom friction, and keeps your case moving—while respecting the limits on what nonlawyers can do in court.

Legal Terms You Might Encounter

• Authorization means you give someone permission to act for you. On CO CIV 87, you authorize a property manager to handle defined tasks for your rental.
• Agent is the person or company you authorize to act in your place. Here, the agent is the property manager named on the form.
• Principal is the person granting authority. You, as the property owner or landlord, are the principal on CO CIV 87.
• Scope of authority is the list of tasks the agent may perform. On this form, you set the scope. For example, you may allow rent collection, serving notices, filing cases, or appearing at hearings.
• Limited authority means the agent only has the powers you list. If a task is not listed, the manager should not do it. This form should spell out limits to avoid confusion.
• Owner of record is the person or entity listed on the deed. The names on your deed should match the names you list as the owner or landlord on the form.
• Entity means a business owner, like an LLC or corporation. If an entity owns the property, use the entity’s legal name and the title of the signer.
• Representation means acting for someone in a legal matter. This form can authorize a property manager to act. It does not replace court rules on who may appear for hearings.
• Service of process means formal delivery of court papers. Your form can confirm who may receive or accept papers for you. It does not change the rules on how tenants must be served.
• Notarization is a formal verification of the signer’s identity and signature. If you include a notary block, sign in front of a notary, and bring valid ID.
• Affidavit is a sworn statement. Some courts treat a notarized authorization as an affidavit. If so, you swear the facts are true.
• Revocation means you cancel a prior authorization. You can revoke CO CIV 87 by a signed written notice. Provide the revocation to all who rely on the form.
• Effective date is when the authorization begins. You set it on the form. If blank, it usually starts when signed.
• Expiration date is when the authorization ends. Add one if you want time limits. You can always renew with a new form.
• Successor agent is a backup property manager. If you name one, that person can act if the primary manager cannot.

FAQs

Do you need to notarize CO CIV 87?

Check your court’s filing standards. Many courts accept a signed authorization without a notary. Some divisions prefer notarization, especially if the manager will appear in court. If you are unsure, add a notary acknowledgment to avoid rejection.

Do you have to file CO CIV 87 with the court?

File it if there is a current case. Filing places the authorization in the court record. If no case exists, keep the original with your records. Provide copies when serving notices or opening a case.

Can a property manager appear in court for you with this form?

Courts set their own appearance rules. This form shows authority from the owner. It does not override rules on nonlawyer appearances. If the court requires an attorney for hearings, this form will not change that. Confirm local procedure before a hearing.

Does one authorization cover multiple properties?

Yes, if you list them. Identify each property address and unit. If you manage many units, attach a schedule. Make sure the schedule is labeled and referenced in the form.

How long does the authorization last?

It lasts until it expires or you revoke it. If no expiration is listed, it continues until you terminate it in writing. Set a clear end date if you want to review authority regularly.

What if the owner is an LLC or corporation?

Use the entity’s exact legal name. The signer must have authority for the entity. Include the signer’s title, such as Manager, Member, or Officer. Consider attaching an internal resolution or operating agreement excerpt.

Can you limit the manager’s powers?

Yes. You can restrict actions to rent collection and notices. You can exclude filing cases or attending hearings. Use clear language. If in doubt, break powers into short, specific items.

Do you need a new form if the property manager changes?

Yes. Revoke the prior authorization in writing. Issue a new CO CIV 87 naming the new manager. File the new form in any open case and notify affected tenants and vendors.

Should you attach the property management agreement?

You can reference it, but you do not need to attach it. The authorization should stand on its own. If you reference the agreement, list the date and parties so the records match.

Does this form let your manager accept legal papers for you?

Only if you say so and if the rules allow it. If you want your manager to accept service, state that clearly. Keep in mind that some documents must be served directly on the owner or registered agent.

Checklist: Before, During, and After the CO CIV 87 – Authorization of Property Manager

Before signing

• Confirm the exact legal name of the owner. Match your deed or entity records.
• Gather the property address, unit number, and parcel or legal description.
• List all properties you want covered. Prepare an attached schedule if needed.
• Verify the manager’s legal name. For a company, include the full business name.
• Decide on the scope of authority. List allowed actions and limits.
• Choose an effective date and any expiration date.
• Decide if you want a successor agent as a backup.
• Determine if a notary will be used. Arrange a valid ID for notarization.
• If the owner is an entity, note the signer’s title and authority.
• If there is an open case, note the case number and division.
• Review internal policies or investor requirements on delegating authority.
• Prepare a written revocation if replacing a prior authorization.

During signing

• Check that owner names match deed or entity records exactly.
• Ensure the property addresses and units are accurate and complete.
• Confirm that the manager’s name and contact information are correct.
• Review the scope of authority line by line. Make each power clear.
• Insert limits. For example, set dollar thresholds for spending.
• State whether the manager may accept service of process.
• State whether the manager may sign, file, and verify court papers.
• Add a start date and, if desired, an end date.
• If attaching a property list, label it as an exhibit and reference it in the form.
• If replacing a manager, identify the revoked authorization by date and name.
• Sign with your full name and title, if signing for an entity.
• If notarizing, sign in front of the notary. Check the notary block for completeness.
• Initial each page and each exhibit, if required by your internal policy.

After signing

• Make at least three copies: owner, manager, and working copy.
• If a case is open, file the signed authorization in that case.
• Provide a copy to your property manager and any attorney involved.
• Update vendor, HOA, and utility contacts with the manager’s authority, if needed.
• Store the original in your records. Keep digital scans with date and time stamps.
• If you revoked a prior authorization, send the revocation to all relevant parties.
• Note the expiration date on your calendar for renewal.
• Bring a copy to any inspections, mediations, or hearings.
• Keep proof of mailing or delivery when you share the form.
• Update your internal checklist for new tenancies to include this authorization.

Common Mistakes to Avoid

• Don’t forget to match names to official records. Mismatched owner or entity names cause rejections or delays. Use the deed or entity documents to confirm spelling and punctuation.
• Don’t leave the scope vague. Vague terms like “handle everything” create disputes. Specify allowed tasks, spending limits, and any court-related authority.
• Don’t skip revocation when switching managers. If you do not revoke prior authorizations, third parties may rely on the old ones. This can lead to conflicting actions and liability.
• Don’t ignore notarization when it’s requested. Some divisions prefer notarized authorizations. Missing a notary can lead to a clerk’s refusal or a judge disregarding the document.
• Don’t attach the wrong property list. If you attach an outdated schedule, the wrong units may be covered. Always label exhibits and reference the correct date.
• Don’t assume this form grants court appearance rights. Courts control who may appear. If your manager is not allowed to appear, your case can be delayed or dismissed.

What to Do After Filling Out the Form

1. File it when there is an active case. Submit the signed authorization in the correct division with the case number. This places the manager’s authority in the court record.
2. Share it with your property manager. Provide a complete copy, including exhibits. Review the scope together. Confirm escalation points and spending limits.
3. Notify affected tenants when appropriate. If the manager will collect rent or serve notices, inform tenants of the manager’s role and contact details. Keep a record of delivery.
4. Update your vendor and HOA contacts. If the manager will handle maintenance or compliance, send them the authorization and manager contact.
5. Control your internal access. Update banking, lockbox, and portal permissions to align with the scope. Remove access for any prior manager.
6. Calendar key dates. Track the effective date, expiration date, and any required renewals. Schedule a mid-term review to confirm the scope still fits your needs.
7. Prepare for hearings. If the manager may attend, ensure they have a copy of the authorization and any exhibits. If counsel will appear, provide the authorization to counsel.
8. Handle changes promptly. If you need to expand or limit the manager’s powers, execute a short written amendment. If you need to end authority, issue a written revocation, distribute it, and, if a case is open, file it.
9. Maintain a clean record. Keep the original signed form in secure storage. Keep digital scans with file names that include the date and property identifiers. Track who received copies and when.
10. Renew with intention. As the expiration date approaches, review performance and risks. Decide whether to renew, revise, or replace the authorization. Use a fresh signature and updated exhibits.