A practical guide to understanding rental obligations under Florida law
Florida law outlines important responsibilities for both landlords and tenants in residential leases. Landlords must provide safe, livable housing and handle necessary repairs, while tenants must pay rent and keep the property in good condition. Both parties have rights related to notices, deposits, and lease terms. Understanding these duties can help avoid disputes and promote smoother rental relationships.
The landlord-tenant relationship should be easy. The tenant pays their rent on time, the landlord maintains the unit in good condition, and everyone is happy, right? Sometimes, yes. But landlord-tenant disputes happen for a variety of reasons. If you rent a residential unit, or if you’re a landlord, it’s important to know Florida real estate laws and the rights, responsibilities and duties of a tenant and a landlord.
Duties of a Florida tenant
- Pay rent on time. A Florida tenant must pay the rent and security deposit and follow all other legal requirements in the lease agreement.
- Keep property clean and sanitary. A tenant is responsible for damage they cause that’s outside of regular wear and tear. The tenant must comply with building, housing and health codes and maintain appropriate sanitation and cleanliness. They must remove garbage from the dwelling in a clean and sanitary manner, depositing it in proper receptacles.
- Avoid destruction or defacing of any part of the premises or property. This includes impairment or removal of anything that belongs to the landlord. The tenant is also responsible for ensuring that their guests do not destroy or damage the property.
- Use the property appropriately. A tenant must reasonably use the property and not violate any lease terms.
- Respect neighbors and other tenants. A tenant must respect the peace and quiet of others in the area.
- Allow access for inspections and repairs. The landlord may enter the rental unit at any time for the protection or preservation of the premises. The landlord may also enter the rental unit with reasonable notice to the tenant and at a reasonable time to make necessary repairs. “Reasonable notice” is defined as 24 hours prior to entry, and "reasonable time" is defined as between the hours of 7:30 a.m. and 8 p.m.
The landlord is permitted to enter with the tenant’s consent, if there is an emergency, or if the tenant has been absent from the premises for the amount of time equal to half of their rent period (i.e. if the rent is due each month and the tenant has been away for two weeks or longer). However, if the rent is current and the tenant has notified the landlord of their absence, then the landlord may only enter with the tenant’s consent or for protection of the premises. - Notify landlord of maintenance complaints. The tenant must notify the landlord timely if there are maintenance concerns that need to be addressed.
Duties of a Florida landlord
- Maintain the premises in habitable condition. The landlord must ensure the property is safe, clean, and free from structural issues. This includes not only individual rental units, but common areas, as well. Any common areas on the property must be kept clean and safe.
- Make necessary repairs in a timely manner. The landlord is responsible for prompt repairs to the property following notice by the tenant.
- Comply with building codes. The landlord must ensure the property complies with applicable building, housing and health codes.
- Provide essential utilities. A landlord must provide working heating, running water, and hot water during winter months. It’s not required that utilities must be included in the rent payment, but the lease agreement should specify who is responsible for these costs.
- Provide smoke detectors. Landlords in single-family homes or duplexes are required to install and maintain working smoke detection devices.
- Provide keys and locks. The landlord is required to ensure that locks are working properly, aren’t broken, and keys or opening devices are in good working order.
- Discrimination is not permitted. A landlord may not discriminate against a tenant based on race, color, religion, sex, national origin, family status or disability.
- Follow legal procedure for eviction. If a landlord needs to evict a tenant, they must follow the proper process, which includes notice and obtaining a court order.
What if either the Florida landlord or tenant does not meet their obligations?
If the tenant doesn’t comply, the landlord must notify the tenant in writing of the perceived noncompliance, unless the noncompliance is failure to pay rent.
If the noncompliance can be corrected, the tenant has seven days from the notice date in which to do so. If they haven’t complied after seven days, the landlord may begin eviction proceedings for noncompliance.
If the noncompliance doesn’t warrant an opportunity to correct, such as destruction, damage, intentional misuse or continued unreasonable disturbance, then they have seven days in which to surrender the premises.
A landlord may not evict a tenant in retaliation for complaining to a government agency about code violations or other violations of the tenant’s rights.
If the tenant fails to pay rent, the landlord must provide three business days’ notice in which the tenant must either pay or move out. If the tenant does not pay or leave, the landlord may begin eviction proceedings.
If the landlord doesn’t comply, the tenant could withhold rent, but only under very specific circumstances. The tenant may withhold rent if the landlord does not follow the law or adhere to the rental agreement. The tenant must notify the landlord in writing of the noncompliance and indicate that the tenant intends to withhold rent. If the landlord does not comply within seven days of the notice, the tenant may withhold rent.
However, the landlord could still hold the tenant responsible with a three-day notice for nonpayment of rent. This could still constitute a breach of the tenant’s lease. A Florida landlord may not:
- Interrupt or cancel utilities as retaliation to a tenant;
- Change the locks or revoke a tenant’s access to their unit;
- Remove outside doors, windows, locks, etc.
- Remove the tenant’s personal belongings from the unit, unless the tenant has abandoned the unit or is deceased.
If the landlord takes any of these actions, the tenant may file a lawsuit against the landlord for actual damages or three months’ rent, plus court costs and attorney fees.
There are a variety of reasons why a landlord and tenant could become involved in a dispute. Regardless of which side you’re on, understanding both your rights and responsibilities and the other party’s will go a long way in helping you handle the issue. If you can’t find a mutually satisfactory resolution, your next option is to either file a claim (likely in small claims court) or consult a landlord-tenant lawyer for guidance.
See our guide Choosing a personal injury attorney.