Florida landlord tenant laws
Florida landlord tenant laws rules and regulations for landlords in Florida.
Legal Disclaimer
This content is for general informational and educational purposes only. It does not constitute legal advice and should not be relied upon as such. Laws change frequently — always verify current regulations and consult a licensed attorney in your jurisdiction for advice specific to your situation. Landager is a property management platform, not a law firm.Information last verified: May 2026.
Florida's landlord-tenant relationship, founded upon the constitutional principles established in the Florida State Constitution (effective March 3, 1845), is primarily governed by Chapter 83, Part II of the Florida Statutes, known as the Florida Residential Landlord and Tenant Act. The state has enacted several significant changes in 2023 and 2024, including new month-to-month tenancy notice periods, security deposit alternatives, anti-squatting protections, and new flood risk disclosure requirements.
Official Law Citation: The rules governing residential landlord-tenant relationships in Florida are primarily found in Florida Statutes Title VI, Chapter 83, Part II, known as the Florida Residential Landlord and Tenant Act.
Key Florida Landlord-Tenant Laws at a Glance
Recent Changes (2024–2025)
Month-to-Month Notice Period
Effective July 1, 2023, landlords must now give 30 days' written notice to terminate a month-to-month tenancy - increased from the previous 15-day requirement under § 83.57.
Security Deposit Alternatives (2023)
Under § 83.491, landlords can now offer tenants the option of paying a non-refundable monthly fee instead of a traditional security deposit. Landlords cannot require both. Installment payment plans for deposits are also now permitted.
Anti-Squatting Law - HB 621 (2024)
Effective July 1, 2024, landlords can request sheriff intervention under § 82.036 to remove unauthorized occupants (squatters) without going through the full eviction process, streamlining property recovery.
Flood Risk Disclosures (2025)
Effective 2025, landlords must provide a separate flood-disclosure statement under § 83.512 for residential leases, including known flood damage, past flooding, and flood insurance claims.
Preemption of Local Ordinances (2023)
Local tenant protection ordinances that conflict with Chapter 83 were invalidated by HB 1417 and are preempted to the state under § 83.425, ensuring statewide uniformity.
Security Deposits
Florida places no cap on security deposit amounts. Landlords must return deposits within 15 days (no deductions) or provide written notice of deductions by certified mail within 30 days as required by § 83.49. Deposits must be held in a separate Florida banking institution account or posted as a surety bond.
For more detail, see our Security Deposits deep dive.
Eviction Process
Florida's eviction process begins with written notice: a 3-day notice for nonpayment, a 7-day notice for lease violations, or a 30-day notice for month-to-month termination. Possession actions are typically heard in the County Court of the jurisdiction where the property is located. Self-help evictions are strictly prohibited.
For more detail, see our Eviction Process guide.
Required Disclosures
Landlords must disclose agent identification, the location and terms of security deposit holding (§ 83.49), and (as of 2025) flood risk information (§ 83.512). Lead-based paint disclosure is federally required for pre-1978 homes.
For more detail, see our Required Disclosures guide.
Rent Increases
Florida has no rent control. Landlords must provide notice consistent with the tenancy period (30 days for month-to-month under § 83.57). The regulation of residential tenancies, including notice requirements, is preempted to the state under § 83.425. Local ordinances that conflict with state law are superseded.
For more detail, see our Rent Increases guide.
Lease Requirements
Oral leases are valid for terms under one year. Written leases must comply with Chapter 83. Certain clauses - such as waivers of the right to a court proceeding - are prohibited under § 83.47.
For more detail, see our Lease Requirements guide.
Maintenance Obligations
Under § 83.51, landlords must maintain the premises in compliance with building, housing, and health codes and keep the structure, plumbing, heating, and common areas in good repair. Tenants must keep the premises clean and sanitary.
For more detail, see our Maintenance Obligations guide.
Late Fees
Florida does not cap late fees but requires them to be reasonable and specified in the lease. A grace period is not mandatory but is recommended.
For more detail, see our Late Fees guide.
Getting Started with Compliance
Navigating Florida's evolving landlord-tenant use - from new deposit alternatives to flood disclosures - requires diligent tracking. Landager helps Florida landlords manage lease terms, track deposit deadlines, and stay ahead of regulatory changes across their entire portfolio.
How Landager Helps
Landager tracks lease terms, document generation, and lease execution tracking - making it easy to stay compliant with Florida regulations.
Frequently Asked Questions
▶What are the Florida landlord-tenant laws every property owner should know?
Florida's landlord-tenant law is governed by Chapter 83, Part II of the Florida Statutes (the Florida Residential Landlord and Tenant Act). Key features include no statewide rent control, no statutory cap on security deposits, a 3-day notice for nonpayment evictions, and recent 2024 reforms including anti-squatting protections (HB 621), security deposit alternatives, and the preemption of local tenant protection ordinances.
▶What is the Florida eviction process and how long does it take?
Florida eviction begins with written notice: a 3-business-day notice for nonpayment, a 7-day notice for curable lease violations, or a 7-day unconditional notice for non-curable violations. After notice expires, landlords file an eviction complaint in county court. Self-help evictions (changing locks, removing belongings) are strictly prohibited. Under HB 621 (2024), landlords can now request sheriff intervention to remove squatters without a full eviction process.
Read the complete guide▶What are the Florida security deposit rules and return deadlines?
Florida places no cap on security deposit amounts. Deposits must be held in a separate Florida banking institution account or posted as a surety bond. If no deductions are claimed, the deposit must be returned within 15 days. If the landlord intends to make deductions, written notice must be sent by certified mail within 30 days, giving the tenant 15 days to dispute. Landlords may now also offer non-refundable monthly fee alternatives.
Read the complete guide▶Does Florida have rent control or caps on rent increases?
No. Florida prohibits rent control statewide as of July 2024, and local tenant protection ordinances that conflict with Chapter 83 have been invalidated. Landlords must provide notice consistent with the tenancy period — 30 days for month-to-month (increased from 15 days in 2024). Some local jurisdictions like Miami-Dade County require 60 days' notice for increases exceeding 5%.
Read the complete guide▶What is the grace period for late rent in Florida?
Florida does not mandate a statutory grace period for late rent, and there is no state cap on late fee amounts. However, late fees must be reasonable and specified in the lease agreement. Courts may reject excessive fees as unenforceable penalties. A 3-business-day notice to pay or quit can be served once rent is past due, starting the eviction clock.
Read the complete guide▶What disclosures must Florida landlords provide to tenants?
Florida landlords must disclose the identity and address of the landlord or authorized agent, the location and terms of security deposit holding (including whether it's in an interest-bearing account), and lead-based paint hazards for pre-1978 buildings. Starting October 2025, a separate flood-disclosure statement is required for leases of one year or longer, covering known flood damage, past flooding history, and flood insurance claims.
Read the complete guide▶What are the Florida lease requirements for rental properties?
Oral leases are valid in Florida for terms under one year. Written leases must comply with Chapter 83 and may not contain clauses waiving the tenant's right to a court proceeding. Certain provisions — like requiring tenants to waive rights to notice before eviction — are void and unenforceable. Month-to-month tenancies now require 30 days' notice for termination by either party.
Read the complete guide▶What are Florida landlord maintenance obligations and habitability standards?
Florida landlords must maintain the premises in compliance with building, housing, and health codes. This includes keeping the structure, plumbing, heating, and common areas in good repair, ensuring functioning locks, screens, and windows, maintaining pest control, and providing running water and hot water. Tenants must keep the premises clean and sanitary, and must not deliberately or negligently damage the property.
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