Florida Landlord-Tenant Laws
If you rent out property in Florida, these are the rules you need to follow. This page covers the landlord-tenant statutes that come up most often: security deposits, late fees, eviction notice periods, and notice to enter. This is informational only — not legal advice. When in doubt, consult a Florida landlord-tenant attorney.
| Security deposit cap | No statutory cap |
| Deposit return deadline | 15 days (no deductions) / 30 days (with notice) |
| Late fee limit | Reasonable (no statutory cap) |
| Pay-or-quit notice | 3-day notice to pay |
| Notice to enter | 12 hours for repairs |
| Month-to-month termination | 15 days |
| Rent control | Prohibited statewide |
Key Rules at a Glance
- NOTEMust return deposit within 15 days (no deductions) or 30 days with written notice of deductions
- NOTENon-renewal of month-to-month tenancy requires 15-day notice
- NOTENo statewide rent control (Gainesville ordinance struck down 2023)
- NOTELandlord must maintain unit in compliance with building and health codes
- NOTE12-hour notice required before entry for repairs
Security Deposits in Florida
Florida caps security deposits at No statutory cap. After move-out, landlords must return the deposit (with itemized deductions for unpaid rent or damages beyond ordinary wear and tear) within 15 days (no deductions) / 30 days (with notice). Missing this deadline can expose you to penalties — in many states, the tenant can recover up to 2-3x the wrongfully withheld amount in court.
Best practice:document the unit's condition with photos at move-in and move-out, keep all repair receipts, and send the itemized statement by certified mail.
Late Fees & Grace Periods
The Florida late fee limit is Reasonable (no statutory cap). Late fees should always be specified in the written lease — charging a fee that isn't in the lease is unenforceable in most jurisdictions. Many landlords offer a 3-5 day grace period before the late fee triggers.
Eviction & Notice Periods
For non-payment of rent in Florida, the standard pay-or-quit notice is 3-day notice to pay. To end a month-to-month tenancy without cause, give 15 days notice. Self-help eviction (changing locks, removing belongings, shutting off utilities) is illegal in every state — you must go through the court process.
Notice to Enter the Property
Florida requires 12 hours for repairs before a landlord enters an occupied rental for non-emergency reasons (repairs, showings, inspections). Emergencies (fire, gas leak, flooding) are an exception. Best practice: put the notice in writing — text or email is fine in most states.
Rent Control in Florida
Prohibited statewide.
What Goes In a Florida Lease
A solid Florida lease should specify: monthly rent and due date, late fees and grace period, security deposit amount and return terms, lease length, who pays which utilities, pet policy and any pet deposit, parking arrangements, smoking rules, sublet policy, and any state-required disclosures (lead paint for pre-1978 units, mold disclosure where required).
PropertyNinja's lease generator includes Florida-specific fields and supports e-signatures, so you can send a finalized lease to a tenant in under 5 minutes.
Disclaimer
This page is a quick reference for Florida landlord-tenant law as of 2026. State laws change — always verify against current statutes (and any local ordinances) before taking action. PropertyNinja is not a law firm and does not provide legal advice.