Florida Landlord-Tenant Laws (2026)

Florida landlord-tenant rules at a glance

Security deposits in Florida

The deposit rule in Florida is: No statutory limit. After the tenancy ends, the landlord must return the deposit within 15 days (30 days to send notice if the landlord claims deductions), typically with an itemized statement for any amounts withheld. Deductions are limited to unpaid rent, damage beyond normal wear and tear, and other charges the statute or lease allows — routine repainting and carpet aging from ordinary use generally cannot be charged to the tenant. Both parties should document the unit’s condition at move-in and move-out; disputes usually turn on that evidence.

Landlord entry and tenant privacy

Florida’s entry rule is: 12 hours' notice for repairs; reasonable notice otherwise. Entry is generally limited to legitimate purposes such as repairs, inspections, and showings, and emergencies allow immediate entry everywhere. Where the statute is silent or vague, courts fall back on the tenant’s right to quiet enjoyment, so landlords should give written notice and enter at reasonable hours regardless of the statutory minimum.

Rent increases and rent control

Rent control status in Florida: Preempted/none (2023 Live Local Act preempted local rent control). Even without rent control, a landlord cannot raise rent mid-lease unless the lease allows it, and periodic tenancies require proper advance notice of an increase — commonly the same notice period used to terminate (30 days (raised from 15 days in 2023) in Florida). Retaliatory increases after a tenant exercises a legal right are prohibited in most states.

Eviction process overview

For unpaid rent, Florida requires: 3-day notice to pay or quit (excluding weekends and holidays). If the tenant does not pay or leave, the landlord files an eviction case (the name varies: unlawful detainer, summary process, forcible entry and detainer), serves the tenant, and attends a hearing. Only a court judgment followed by a sheriff or constable can remove a tenant — lockouts and utility shutoffs are illegal in every state. Timelines vary from a few weeks to several months depending on court backlog and whether the tenant contests the case.

Late fees

Florida’s late fee rule: No statutory cap, must be reasonable and stated in the lease. Even where no statutory cap exists, courts can strike down fees that operate as penalties rather than reasonable estimates of the landlord’s actual cost, and the fee must appear in the written lease to be enforceable.

Ending a lease or month-to-month tenancy

To end a month-to-month tenancy in Florida, the required notice is: 30 days (raised from 15 days in 2023). Fixed-term leases end on their own schedule unless renewed, though some states and cities require just cause or additional notice even at lease end. Notice should always be written, dated, and delivered by a method the statute recognizes.

Is Florida landlord-friendly or tenant-friendly?

Florida is generally considered landlord-friendly. Florida has no deposit cap, no rent control after statewide preemption in 2023, and a fast 3-day nonpayment notice, keeping it firmly landlord-leaning despite the new 30-day termination rule.

Official source

The governing law is the Florida Residential Landlord Tenant Act (Fla. Stat. Ch. 83, Part II). Read the current text at the state’s official legislative site: https://www.flsenate.gov/Laws/Statutes.

Florida landlord-tenant law FAQs

How much can a landlord charge for a security deposit in Florida?

Security deposits in Florida are governed by the Florida Residential Landlord Tenant Act (Fla. Stat. Ch. 83, Part II). The deposit rule is: No statutory limit. After the tenancy ends, the landlord must return the deposit (minus properly documented deductions) within 15 days (30 days to send notice if the landlord claims deductions). Landlords who miss the deadline or take undocumented deductions can owe the tenant damages, so both sides should document the unit's condition at move-in and move-out and keep an itemized statement of any charges. Deposit rules are amended fairly often, so verify the current statute before relying on a specific number.

How much notice does a landlord have to give before evicting for unpaid rent in Florida?

For nonpayment of rent, Florida requires: 3-day notice to pay or quit (excluding weekends and holidays). That notice is only the first step, a landlord cannot legally remove a tenant without then filing an eviction case and winning a court judgment, and self-help evictions (changing locks, shutting off utilities) are prohibited. Local courts and city ordinances can add procedural steps, so check the Florida Residential Landlord Tenant Act (Fla. Stat. Ch. 83, Part II) and local rules before starting an eviction.

Can a landlord enter a rental property without permission in Florida?

Florida's entry rule is: 12 hours' notice for repairs; reasonable notice otherwise. Genuine emergencies (fire, flooding, gas leaks) are a standard exception in every state, and lease clauses can add detail but generally cannot strip a tenant's right to quiet enjoyment. For ending a month-to-month tenancy, Florida requires 30 days (raised from 15 days in 2023) of notice. When in doubt, put entry requests and termination notices in writing and confirm the current rule in the Florida Residential Landlord Tenant Act (Fla. Stat. Ch. 83, Part II).

Compare nearby states

• Georgia landlord-tenant laws
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• South Carolina landlord-tenant laws

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