Understanding Landlord-Tenant Laws in Florida: A Comprehensive Guide for Property Owners


As a property owner in the Sunshine State, it’s crucial to be well-versed in Florida’s landlord-tenant laws. Whether you’re a seasoned landlord or just starting, understanding the legal framework governing rental properties will help you maintain a positive landlord-tenant relationship, avoid costly disputes, and protect your investment.

In this blog post, we’ll explore Florida’s landlord-tenant laws, including the Florida Residential Landlord and Tenant Act, landlord obligations, tenant rights, eviction procedures, fair housing laws, and tips for navigating these regulations.

The Florida Residential Landlord and Tenant Act

Florida’s landlord-tenant laws are primarily governed by the Florida Residential Landlord and Tenant Act (FRLTA), found in Florida Statutes Chapter 83, Part Ii. The FRLTA sets forth the rights and responsibilities of landlords and tenants in residential rental properties, aiming to create a fair and balanced framework for both parties.

It’s essential for landlords to familiarize themselves with the Act’s provisions to ensure compliance and avoid potential legal pitfalls.

Landlord Obligations

As a landlord in Florida, you have several obligations to uphold:

Providing a habitable property

  1. Maintenance and repairs: Landlords must provide a clean and safe property that meets local and state health and safety codes. This includes maintaining the structural elements, plumbing, electrical, and heating systems, as well as ensuring the property is free from pests. Landlords are also responsible for making necessary repairs in a timely manner.
  2. Complying with health and safety codes: Landlords must comply with applicable building, housing, and health codes. This may include installing and maintaining smoke detectors, providing appropriate locks, and ensuring common areas are clean and safe.

Security deposits

  1. Collection and holding: Florida law does not limit the amount a landlord can charge for a security deposit. However, the landlord must hold the deposit in a non-interest-bearing account in a Florida banking institution or post a surety bond equal to the deposit amount.
  2. Returning and deductions: Landlords must return the security deposit within 15 days of the tenant vacating the property if no claim is made against the deposit. If a claim is made, the landlord must provide written notice of the claim within 30 days, detailing the reasons for withholding all or part of the deposit.

Notice requirements

  1. Rent increases: There is no statewide rent control in Florida, but landlords must provide at least 15 days written notice for month-to-month tenants or follow the terms of a longer-term lease.
  2. Entry for repairs and inspections: Landlords must provide at least 12 hours’ notice before entering a rental unit for repairs or inspections. Entry must occur during reasonable hours, and landlords cannot abuse this right to harass tenants.
  3. Termination of the lease: Landlords must provide written notice to terminate a lease. Notice requirements vary depending on the lease term: seven days for week-to-week tenancies, 15 days for month-to-month tenancies, and 60 days for annual leases.

Tenant Rights

Tenants in Florida have several rights under the FRLTA:

A. Right to a habitable property: Tenants are entitled to live in a clean and safe environment, with the landlord responsible for maintaining the property in a habitable condition.

B. Right to privacy: Tenants have the right to enjoy their rented property without unreasonable interference from the landlord. Landlords must provide sufficient notice before entering the property, as mentioned earlier.

C. Right to withhold rent:

  1. Conditions and procedure: Tenants may withhold rent if the landlord fails to make necessary repairs or maintain the property in a habitable condition. Before withholding rent, tenants must provide the landlord with a written notice specifying the issue and allowing at least seven days to remedy the problem. If the landlord does not address the issue within the given timeframe, the tenant can either withhold rent or make the repairs themselves and deduct the cost from the rent.
  2. Limitations and consequences: Tenants should exercise caution when withholding rent, as this option should only be used in specific circumstances and following the proper procedure. Failure to follow the guidelines may result in eviction for non-payment of rent. Tenants are also advised to keep documentation, such as photographs and receipts, to support their claim if a dispute arises.

D. Protections against retaliation: Florida law prohibits landlords from retaliating against tenants who exercise their rights or file complaints regarding the property’s condition. Retaliation may include eviction, rent increases, or decreased services. Tenants who experience retaliation can seek legal remedies, including damages, attorney’s fees, and an injunction against the retaliatory action.

Evictions in Florida

Evictions can be a challenging process for both landlords and tenants. Understanding the legal grounds for eviction and the required procedures can help prevent costly mistakes and delays.

Legal grounds for eviction

  1. Non-payment of rent: If a tenant fails to pay rent when due, landlords can initiate eviction proceedings. The landlord must provide the tenant with a three-day written notice to pay the rent or vacate the property.
  2. Lease violations: Landlords can evict tenants for violating the lease terms, such as unauthorized occupants, property damage, or illegal activities. A seven-day written notice specifying the violation and allowing the tenant to remedy the issue is required.
  3. Other lawful grounds: Landlords may evict tenants for reasons not related to rent payment or lease violations, such as the expiration of a lease or a decision to take the property off the rental market. The appropriate notice must be provided based on the lease term, as discussed earlier.

The eviction process

  1. Providing notice: Landlords must provide written notice of the eviction, specifying the reason and allowing the tenant to address the issue (if applicable). Failure to provide proper notice may result in delays or dismissal of the eviction case.
  2. Filing an eviction lawsuit: If the tenant does not comply with the eviction notice, the landlord can file a complaint with the county court. The tenant will then be served with a summons and given the opportunity to respond.
  3. Court proceedings: If the tenant disputes the eviction, a hearing will be scheduled. Both parties will present their case, and the judge will determine the outcome. If the judge rules in favor of the landlord, a writ of possession will be issued, allowing the local sheriff to remove the tenant from the property.

Illegal eviction practices and tenant remedies: Landlords must follow the legal eviction process. Illegal eviction practices, such as changing the locks, shutting off utilities, or forcibly removing a tenant, can result in significant penalties. Tenants subjected to illegal eviction can seek damages, attorney’s fees, and reinstatement to the rental property.

Fair Housing Laws in Florida

In addition to federal fair housing laws, Florida has its own Fair Housing Act, which prohibits discrimination in housing-related activities.

A. Overview of federal and state fair housing laws: Both the federal Fair Housing Act and the Florida Fair Housing Act protect tenants from discrimination based on specific characteristics.

B. Protected classes: These characteristics, known as protected classes, include race, color, national origin, religion, sex, familial status, disability, and, under Florida law, age and marital status.

C. Prohibited discriminatory practices: Landlords are prohibited from engaging in discriminatory practices, such as:

  1. Refusing to rent or negotiate rental terms based on a person’s protected class.
  2. Imposing different terms or conditions on rental agreements based on a person’s protected class.
  3. Steering tenants to specific units or neighborhoods based on their protected class.
  4. Advertising rental properties in a way that indicates a preference or limitation based on a protected class.
  5. Denying reasonable accommodation requests for persons with disabilities.

D. Enforcement and penalties: Tenants who believe they have been subjected to housing discrimination can file a complaint with the Florida Commission on Human Relations or the U.S. Department of Housing and Urban Development (HUD). Penalties for violating fair housing laws can include fines, damages, and mandatory fair housing training for the landlord.

Tips for Florida Landlords

Navigating landlord-tenant laws in Florida can be challenging, but following these tips can help you stay on the right side of the law:

Staying up-to-date with the law: Landlord-tenant laws can change over time. Regularly review the FRLTA, local ordinances, and other relevant regulations to ensure compliance.

Establishing a positive landlord-tenant relationship: Open communication, prompt responses to maintenance requests, and mutual respect can go a long way in preventing disputes and fostering a positive rental experience.

Proper documentation and record-keeping: Keep detailed records of rental agreements, security deposits, maintenance requests, and other essential documents. This can help protect you in case of disputes or legal proceedings.

Seeking legal advice when necessary: If you’re unsure about a specific aspect of landlord-tenant law or face a complex issue, consult an experienced attorney who specializes in Florida landlord-tenant law.


Understanding Florida’s landlord-tenant laws is crucial for property owners looking to protect their investments and maintain positive relationships with their tenants. By familiarizing yourself with the FRLTA, meeting your obligations as a landlord, respecting tenant rights, and following proper eviction procedures and fair housing laws, you can minimize potential disputes and create a successful rental property business.

As you navigate these regulations, don’t hesitate to seek additional resources and support, such as legal advice or landlord associations, to ensure compliance and protect your interests.

Kurby Team

The Kurby Content Team is a diverse group of seasoned real estate experts dedicated to providing insightful, reliable information for homebuyers, real estate investors, and real estate agents. With backgrounds ranging from real estate brokerage, property investment, and residential home buying, our team combines decades of experience with a passion for demystifying the real estate world. We at Kurby are committed to helping you make informed, successful real estate decisions. Whether you're a first-time homebuyer, a seasoned investor, or a real estate professional, count on the Kurby Content Team to deliver the most relevant, actionable real estate content you need.

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