Orlando Landlord-Tenant Law: What Florida Property Owners Need to Know in 2026

Florida's landlord-tenant laws have specific rules on security deposits, notice periods, and the eviction process that every property owner needs to understand. Getting these wrong is expensive, and the rules are not intuitive. Here is what matters most.

Security deposits

Florida law governs how you hold a deposit, how long you have to return it, and how you must notify the tenant. Key points:

• You must notify the tenant in writing where the deposit is held within 30 days of receipt
• You have 15 to 30 days after the tenant vacates to return or claim against the deposit, depending on whether the tenant disputes it
• If you intend to claim any portion, you must send written notice by mail with a specific statement of the claim
• Failure to follow the process can result in forfeiting your right to the deposit entirely

The notice language matters. Use the statutory requirements rather than a paraphrase.

Notice periods

• Non-payment of rent: a three-day notice to pay or vacate is the standard starting point
• Other lease violations: typically a seven-day notice to cure
• Non-renewal of a month-to-month tenancy: 15 days' notice, or 30 days in some circumstances
• Rent increases: notice requirements differ between week-to-week, month-to-month, and term leases

Serving notice incorrectly can reset the clock and cost you weeks.

The eviction process

Florida evictions are judicial, not self-help. That means you cannot change locks, remove belongings, or shut off utilities. Doing so exposes you to damages and can defeat your case. The sequence is: serve proper written notice, file a complaint, obtain a judgment, and execute a writ of possession through the sheriff's office.

Habitability and repairs

Florida law requires you to maintain the property in compliance with building and housing codes and to keep systems working. If a tenant withholds rent for repairs, follow the statutory procedure exactly. Improper handling can turn a legitimate repair claim into a defense against your rent claim.

Entry and inspections

You may enter to inspect, make repairs, or show the property, but you must give reasonable notice under the statute. Document every entry.

Best practices

1. Use a well-drafted lease that reflects current Florida law
2. Document the property's condition at move-in and move-out with dated photos
3. Handle deposits exactly according to statute
4. Serve notices in writing and keep copies
5. Consult a Florida attorney on anything contentious

Frequently asked questions

Can I ask for first and last month's rent plus a deposit? Generally yes, subject to the lease terms you set and any local ordinance.

How long does an eviction take in Florida? Typically three to six weeks if uncontested, longer if the tenant contests it.

Can I raise rent mid-lease? No. You can raise it at renewal or as permitted by a month-to-month lease with proper notice.

Do I need an attorney? Not for routine matters, but for evictions and deposit disputes it is usually cheaper than the alternative.

If you own rentals in Central Florida and want your lease and processes reviewed against current requirements, I am glad to help you get them in order.