Florida Tenant Rights


When searching for a rental property in Florida, it’s wise to explore multiple options before making your final decision. Even if you are instantly drawn to the first property you visit, looking at a few more will help you understand the market better and determine if the one you like is reasonably priced.

During the pre-rental walk-through with the landlord, document any damages or issues in the property – this could include damaged items, worn-out rugs, or broken fixtures. Both you and the landlord should keep a copy of these notes to prevent future disputes.

The Rental Agreement

Your rental agreement outlines important details such as the property you’re renting, the lease duration, and the rental amount. In Florida, written agreements are mandatory for leases longer than one year, while shorter-term agreements can be oral. To avoid misunderstandings, make sure your lease specifies the rental period’s length and how the lease can be terminated. Florida law prescribes notice periods for various rental terms, including seven days for a week-to-week lease, fifteen days for a month-to-month lease, thirty days for a quarter-to-quarter lease, and sixty days for a year-to-year lease.

It’s essential to have written leases, as they detail both the landlord’s and tenant’s obligations. Typically, under written leases, landlords cannot raise the rent during the lease term. Unlike oral agreements, written leases often commit the tenant to pay rent for the entire rental period, even if they vacate the property. Florida law requires both landlords and tenants to act in “good faith” and honesty and prohibits “unconscionable” lease clauses that would shock an ordinary person’s conscience. For instance, landlords can’t prohibit water beds unless local building codes ban them.

Security Deposit

A security deposit is held by the landlord to cover unpaid rent or property damage. These deposits are refundable, and landlords must inform tenants about the conditions under which they would refund the deposit. Florida law specifies how landlords can hold deposit money, requiring them to pay 5% interest or 75% of the account’s interest rate when it’s held in an interest-bearing account. Upon lease termination, if the landlord doesn’t intend to claim the deposit for rent or damages, they have 15 days to return it with interest. If the landlord fails to do so, they must provide written notice of the claim’s reasons within 30 days. Tenants can object to the claim within 15 days of receiving the notice.

If your landlord doesn’t return the deposit or send a notice of deductions, you can take legal action. However, if you plan to move out early, notify your landlord by certified mail at least 7 days before leaving. If you don’t provide this notice, your landlord may not be obligated to meet the 15 and 30-day deadlines. Nevertheless, your landlord is still responsible for returning the deposit. For the best outcome, request to accompany your landlord during the move-in and move-out inspections.

Moving In and Paying Rent

If the rental property is uninhabitable or occupied when you attempt to move in, your landlord has breached the contract, and you’re not obligated to fulfill your lease agreement. You can choose to move in but should notify your landlord of the property’s condition via certified mail. You can hold your landlord liable for alternative housing costs in such cases, but it’s crucial to minimize these costs to avoid issues. Rent is your primary obligation as a tenant. If you anticipate problems making a rent payment, communicate with your landlord as soon as possible to explore potential solutions and avoid late penalties or eviction proceedings. Late penalties should not be excessive.

In the event of non-payment of rent, landlords are permitted to seek rent payments from anyone who signed the lease. Oral leases are subject to rent increases unless explicitly prohibited. Landlords must provide the same notice for a rent increase as they would for lease termination.

Landlord’s Obligations

Florida law categorizes landlord obligations into two groups: Category A and Category B. Category A obligations justify withholding rent, while Category B obligations do not.

Category A obligations include maintaining housing in compliance with all housing and health codes or, if these codes do not exist, ensuring the structural components and plumbing are in good repair. The requirements do not apply to mobile homes owned by the tenant, and duplexes or single-family homes may have modified obligations.

Category B obligations encompass duties related to pest control, locks and keys, outside garbage receptacles, common area cleanliness and safety, heat, hot and cold running water, smoke detectors, and some utilities. However, the landlord may require the tenant to pay for these services.

If a tenant believes their landlord has breached a Category A obligation, they can withhold rent. For issues related to Category B obligations, tenants should follow the process outlined in the document. It is advisable to send written notice to the landlord, specifying the noncompliance and stating the intention to withhold rent if the issue is not resolved.

Ending the Lease

Ending a lease in Florida requires both landlords and tenants to provide notice within specific timeframes, depending on the rental period. For week-to-week leases, seven days’ notice is necessary, while month-to-month leases require fifteen days’ notice. For quarter-to-quarter leases, the notice period is thirty days, and for year-to-year leases, it’s sixty days.

Oral or written leases may specify different terms for lease termination. Longer leases may end automatically at the conclusion of the lease period without requiring notice from either party. In the event of early termination, the landlord may hold the tenant responsible for any remaining rent due.

If you are a month-to-month tenant and wish to terminate the lease, ensure you provide notice according to the stipulated timeframe. Remember to include your forwarding address and keep a copy for your records.


Eviction in Florida can occur for several reasons, such as non-payment of rent, lease violations, abandonment, or other breaches. Landlords cannot conduct self-help evictions and must follow the legal process.

The steps for eviction in Florida typically include:

  1. Tenant’s Notice of Problem: Tenants should first provide their landlord with notice of any issues, which could lead to eviction. This notice is necessary for later defense.
  2. Landlord’s Notice of Non-payment: The landlord is required to provide a notice specifying the issue, such as non-payment of rent or a breach of the lease, giving the tenant a chance to address it.
  3. Landlord Files Complaint: If the tenant does not rectify the issue within the required time frame, the landlord files a complaint with the county court, and the tenant receives a copy and a summons.
  4. Tenant’s Answer: Tenants must respond within five business days, depositing outstanding rent with the Clerk of the Court if needed. The response should outline their defense.
  5. Hearing: A hearing is scheduled, and both parties present their cases. The court issues a judgment.
  6. Writ of Possession: If the tenant loses, the court issues a writ of possession, which may lead to eviction.

In some cases, tenants may be entitled to a military service waiver, delaying the eviction process if they are active-duty military personnel. Florida law offers other provisions protecting service members and their dependents during deployments.

Repairs and Withholding Rent

If your rental unit requires repairs, it’s generally advisable to communicate with your landlord in writing and give them a reasonable time to address the issues. If the landlord doesn’t make necessary repairs, Florida law allows tenants to withhold rent. However, there is a legal process to follow to do so correctly:

  1. Provide Written Notice: Notify your landlord in writing about the needed repairs, specifying a reasonable timeframe for repairs.
  2. Rent Escrow: If the landlord doesn’t make the repairs within the timeframe, tenants can choose to withhold rent or deposit it into an escrow account.
  3. Notice of Intent to Withhold Rent: Before withholding rent, send another written notice to your landlord detailing the issues, the steps taken to request repairs, and your intent to withhold rent. Give them another seven days to act.
  4. Escrow the Rent: If the landlord still doesn’t act, deposit the withheld rent into the court’s registry. This process allows the court to address the dispute.

Remember, it’s crucial to follow this process correctly to avoid potential legal issues. If you are unsure about your rights or the best course of action, consult with a legal expert or tenant advocacy organization.

Access to the Property

In Florida, landlords have the right to enter the rental property for various reasons, but they must provide reasonable notice, typically 12 hours. They can enter for repairs, inspections, and showings. Landlords must be considerate of the tenant’s privacy and well-being. However, in the event of an emergency, they may enter without notice.

Security Deposits & Returning the Property

Upon the lease’s expiration, both landlords and tenants should inspect the property together and document its condition. It’s a good idea to take photos and notes during this process. The tenant should provide a forwarding address for the return of the security deposit.

Landlords must return the security deposit within 15 days after the lease ends, along with an itemized list of any deductions made for damages or unpaid rent. If the landlord fails to return the deposit, the tenant may take legal action. The tenant also has 30 days to dispute any deductions made by the landlord.

Fighting Discrimination: Your Rights

Federal and Florida state laws prohibit discrimination on the basis of race, color, national origin, sex, handicap, familial status, and religion. Some local counties in Florida have additional anti-discrimination laws, adding protections against age, pregnancy, marital status, sexual orientation, and more. If you believe you are experiencing discrimination and are unsure about how to report a bad landlord in Florida, you can file a complaint with the Fair Housing Hub, U.S. Department of Housing and Urban Development, or by calling 1-800-440-8091 or 1-800-669-9777. When reporting discrimination, be prepared to provide specific details, including names, addresses, and dates.

Remember that this is just a general overview of tenant rights and responsibilities in Florida. Rental laws and regulations can be complex, so it’s advisable to seek legal advice or contact local tenant advocacy organizations if you have specific questions or concerns about your rental situation.



Q : How can I protect my rights as a renter in Florida?

A : To protect your Florida tenant rights, it’s essential to understand the rental agreement, document any issues during the pre-rental walk-through, and be aware of the laws related to discrimination, security deposits, and eviction.

Q : How to file a complaint against a landlord in Florida?

A : If you don’t know how to report a slumlord in Florida, you can file a report landlord Florida by contacting the Florida Department of Business and Professional Regulation (DBPR) or visit their official website. You can also report issues to your local county housing authority or consult with an attorney specializing in landlord-tenant disputes for guidance and legal assistance.

Q : Can my landlord raise the rent anytime during my lease period?

A : If you have a written lease agreement, the landlord generally cannot raise the rent during its term. However, with an oral lease, rent increases are possible unless both parties agree otherwise.

Q : How can I file complaint against apartment complex Florida?

A : You can consider reaching out to your local county housing authority or consulting with an attorney who specializes in tenant rights and housing issues for expert guidance and legal support.

Q : How to report a landlord in Florida?

A : You can file a complaint against landlord in Florida by giving a call to the Fair Housing Hub at 1-800-440-8091 or 1-800-669-9777.

Q : What are my rights as a tenant under the U.S. Department of Housing and Urban Development (HUD)?

Answer: The U.S. Department of Housing and Urban Development provides tenants with certain HUD tenant rights, including protection from discrimination, the right to a safe and a habitable living environment. These rights ensure equal opportunities for all tenants and can be enforced through the Fair Housing Act and other federal regulations.

Chris is a Midwest Transplant that has lived in South Florida since 1999. While he likes to remain active and is an avid sports enthusiast, he's become our go-to provider of reviews of any establishment serving food and booze!