Landlord and Tenant Information
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Florida Landlord/Tenant Laws of Florida:
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Oral and written leases:
A lease is an agreement to rent property. It may be written or oral. Most are
written, however, because oral agreements can be subject to misunderstandings. A
written lease can be in the form of a formal contract or simply a copy of a
letter that states the rights and obligations of both tenant and landlord.
Florida law requires that most notices to and from a landlord must be in
writing, even if the rental agreement is oral. In cases where there is not a
written lease, the term of your rental payment schedule (monthly, weekly, etc.)
determines the length of the agreement. See "Termination
Access to the premises:
Once you lease a dwelling, your right to possession is much the same as if you
owned it. The landlord can, however, enter at reasonable times and with proper
notice to inspect, repair, supply agreed services, or show to a prospective or
actual purchaser or tenant, mortgagee, workman or contractor.
Landlord's obligation to maintain premises:
If the unit is a single-family home, duplex or mobile home, unless otherwise
agreed upon in writing, he must:
- Comply with building, housing and health codes;
- Where there are no applicable building, housing or health codes, maintain
the roof, floors, windows, screens, and all other structural components in
good repair; and the plumbing in reasonable working condition.
If the unit is other than a single-family house, duplex, unless otherwise
agreed upon in writing, he must:
- Provide for extermination of rats, mice, roaches, ants and wood-destroying
- Provide running water and hot water;
- Remove garbage from the premises;
- Provide a smoke detection device;
- Provide locks and keys;
- Provide a working heating system; and
- Provide clean and safe condition of common areas.
Tenant's obligation to maintain premises:
- Comply with housing and health codes;
- Keep the dwelling clean;
- Remove garbage from his/her dwelling unit;
- Keep plumbing repaired;
- Do not destroy, damage or deface the premises;
- Occupy the dwelling without disturbing the peace; and
- Do not abuse the electrical, plumbing, heating, air conditioning or other
systems furnished by the landlord.
If the landlord does not comply:
You may be able to withhold the rent if your landlord fails to do what the law
or the lease requires. You must, however, announce your intention by certified
mail at least seven days before the rent is due to allow time to remedy the
problem. If the problem is not corrected within the seven days and you withhold
the rent, the landlord may take you to court to collect it. Under these
circumstances, you must pay the rent into the court registry pending the judge's
determination of the case.
If the tenant does not comply:
You can be evicted for not living up to your end of the lease. Depending on the
offense, the process for removal varies.
Failure to meet lease obligations:
Except for the failure to pay rent, a landlord must notify you, in writing, of
the shortcomings and give you seven days to correct the situation. If you do not
reply within seven days, the landlord can begin the eviction process.
Non-payment of rent:
The landlord must serve the tenant with a written notice allowing three days
(excluding weekends and legal holidays) for you to pay the rent or vacate the
premises. If you do not pay within the three days, the landlord may begin the
eviction process. The landlord must file suit in the office of the Clerk of
County Court, Landlord/Tenant Division, in the county to which the dwelling is
situated. The tenant then has five days (excluding weekends and legal holidays)
to respond, in writing, to the court. If there is no response from the tenant, a
judgment is entered against the tenant. The Clerk of County Court will issue a
"Writ of Possession" to be served by the Sheriff notifying the tenant
that the tenant will be evicted in 24 hours.
Florida law does not allow a landlord to force a tenant out by:
- Shutting off the utilities;
- Denying the tenant access to the premises by changing the locks;
- Removing the tenant's personal property from the dwelling unless it is a
lawful eviction; or
- Removing outside doors, locks, roof, walls or windows (except for purposes
of maintenance, repair or replacement).
If any of these occur, the tenant may sue for actual and consequential
damages or three months rent, whichever is greater, plus court costs and
Termination of Tenancy:
A tenancy without a specific duration may be terminated by either party giving
proper written notice (see
Laws of Florida 2013-136) as follows:
Tenancy Written Notice
Yearly..........not less than 60 days notice
Quarterly......not less than 30 days notice
Monthly........not less than 15 days notice
Weekly........not less than 7 days notice
- If you have a written rental agreement, read it thoroughly before signing.
- If there are any changes to the written rental agreement, get it in
- Keep receipts/records.
- Do a walk-through before entering or vacating premises.
- Take pictures of any questionable conditions.
- If you have a problem, it needs to be in writing and in proper form, see
Laws of Florida 2013-136.