What do Florida landlord tenant laws say about repairs, entry and deposits?

Florida landlord tenant laws in part II of chapter 83 set the landlord's repair duty and entry rule. The landlord at all times during the tenancy shall comply with applicable building, housing, and health codes, or where none apply maintain the structure and plumbing (83.51(1)), and may enter for repair upon reasonable notice of at least 24 hours (83.53(2)).

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For property managers, landlords and HOA boards Sources read: 2026-10-29 Updated 2026-11-03

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Florida landlord tenant day and hour counts, with sources

Notice before the landlord may enter for repair (reasonable notice under 83.53(2))	24 hoursstate (Florida); statute text in force on the read day, 2026-10-29; Florida Statutes section 83.53, read 2026-10-29
Days for the landlord to return the security deposit when the landlord does not intend to impose a claim	15 daysstate (Florida); statute text in force on the read day, 2026-10-29; Florida Statutes section 83.49, read 2026-10-29
Days for the landlord's written notice of an intended claim on the deposit	30 daysstate (Florida); statute text in force on the read day, 2026-10-29; Florida Statutes section 83.49, read 2026-10-29
Days within which the tenant objects to the landlord's claim, after receipt of the notice of intention to impose a claim; unless the tenant objects, the landlord may then deduct it	15 daysstate (Florida); statute text in force on the read day, 2026-10-29; Florida Statutes section 83.49, read 2026-10-29
Days of the landlord's 7 days’ written notice before the tenant is to temporarily vacate the premises for extermination (a dwelling unit other than a single-family home or duplex)	7 daysstate (Florida); statute text in force on the read day, 2026-10-29; Florida Statutes section 83.51, read 2026-10-29
Days, at most, a tenant is only required to vacate the premises for extermination (a dwelling unit other than a single-family home or duplex)	4 daysstate (Florida); statute text in force on the read day, 2026-10-29; Florida Statutes section 83.51, read 2026-10-29
Days after the tenant's written notice before the tenant may terminate (landlord materially fails to comply with 83.51(1))	7 daysstate (Florida); statute text in force on the read day, 2026-10-29; Florida Statutes section 83.56, read 2026-10-29
Days after the tenant's written notice before a material noncompliance with 83.51(1) may be raised as a defense	7 daysstate (Florida); statute text in force on the read day, 2026-10-29; Florida Statutes section 83.60, read 2026-10-29

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What repairs is a landlord responsible for in Florida?

Section 83.51(1) of chapter 83 reads: “The landlord at all times during the tenancy shall: (a) Comply with the requirements of applicable building, housing, and health codes; or (b) Where there are no applicable building, housing, or health codes, maintain the roofs, windows, doors, floors, steps, porches, exterior walls, foundations, and all other structural components in good repair and capable of resisting normal forces and loads and the plumbing in reasonable working condition.” (Florida Statutes section 83.51), read 2026-10-29.

The same subsection says the landlord "is not required to maintain a mobile home or other structure owned by the tenant", and that the landlord's obligations under 83.51(1) "may be altered or modified in writing with respect to a single-family home or duplex".

Section 83.51(4) sets a limit on what the landlord is responsible for: “The landlord is not responsible to the tenant under this section for conditions created or caused by the negligent or wrongful act or omission of the tenant, a member of the tenant’s family, or other person on the premises with the tenant’s consent.” (Florida Statutes section 83.51).

Part II of chapter 83 leaves out, among others, transient occupancy in a hotel, condominium, motel or mobile home park, a holder of a proprietary lease in a cooperative apartment, and an owner of a condominium unit, so the landlord's duties above are those of the landlord of a rented dwelling unit.

When a code, structure or plumbing repair at a rental falls to the landlord, a property manager can post that repair on InstaBids with photos and get written bids.

How long does a landlord have to make repairs in Florida?

Section 83.56(1) ties the tenant's remedy to a 7-day written notice: “If the landlord materially fails to comply with s. 83.51 (1) or material provisions of the rental agreement within 7 days after delivery of written notice by the tenant specifying the noncompliance and indicating the intention of the tenant to terminate the rental agreement by reason thereof, the tenant may terminate the rental agreement.” (Florida Statutes section 83.56), read 2026-10-29.

The 7 days run after delivery of the tenant's written notice specifying the noncompliance, and the remedy applies when the landlord materially fails to comply with 83.51(1) or material provisions of the rental agreement.

Once a tenant's written repair request arrives, a manager can describe that repair one time on InstaBids and compare the written bids contractors send back.

How much notice does a landlord have to give before entering in Florida?

Section 83.53(2) defines the notice for a repair visit: “The landlord may enter the dwelling unit upon reasonable notice to the tenant and at a reasonable time for the purpose of repair of the premises. “Reasonable notice” for the purpose of repair is notice given at least 24 hours prior to the entry, and reasonable time for the purpose of repair shall be between the hours of 7:30 a.m. and 8:00 p.m.” (Florida Statutes section 83.53), read 2026-10-29.

Section 83.53(3) adds: “The landlord shall not abuse the right of access nor use it to harass the tenant.” (Florida Statutes section 83.53).

To line up a repair visit at an occupied unit, a manager can post the job on InstaBids, put the access window in the scope, and get written bids on it.

How long does a landlord have to return a security deposit in Florida?

Section 83.49(3)(a) sets 15 days when no claim is made: “Upon the vacating of the premises for termination of the rental agreement, if the landlord does not intend to impose a claim on the security deposit, the landlord must return the security deposit, together with interest if otherwise required, within 15 days after the termination of the rental agreement.” (Florida Statutes section 83.49), read 2026-10-29. Section 83.49(4) leaves out transient rentals by hotels or motels and rentals whose rent or deposit is regulated by a public body, including public housing authorities.

When the landlord intends a claim, the same paragraph sets 30 days for the written notice: “If the landlord intends to impose a claim on the deposit, the landlord must, within 30 days after the termination of the rental agreement, provide the tenant written notice by certified mail to the tenant’s last known mailing address or by e-mail in accordance with s. 83.505 of his or her intention to impose a claim on the deposit and the reason for imposing the claim.” (Florida Statutes section 83.49).

Under 83.49(3)(a), if the landlord fails to give the required written notice within the 30-day period, the landlord forfeits the right to impose a claim upon the security deposit, and may file an action for damages after returning the security deposit to the tenant.

Section 83.49(3)(b) then gives the tenant 15 days to object: “Unless the tenant objects to the imposition of the landlord’s claim or the amount thereof within 15 days after receipt of the landlord’s notice of intention to impose a claim, the landlord may then deduct the amount of his or her claim and shall remit the balance of the deposit to the tenant within 30 days after the date of the notice of intention to impose a claim for damages.” (Florida Statutes section 83.49).

For move-out cleaning and repairs before a deposit is settled, a landlord can post the turnover work on InstaBids and weigh the written bids next to each other.

Who pays for pest control in a rental in Florida?

For a dwelling unit other than a single-family home or duplex, 83.51(2)(a) lists the extermination of rats, mice, roaches, ants, wood-destroying organisms, and bedbugs among the landlord's reasonable provisions, unless otherwise agreed in writing. When the tenant is to vacate for it, 83.51(2)(a)1 reads: “The landlord must provide 7 days’ written notice, in person, by mail, or by e-mail in accordance with s. 83.505 , to the tenant if the tenant must temporarily vacate the premises for extermination pursuant to this subparagraph.” (Florida Statutes section 83.51), read 2026-10-29. Section 83.51(2)(d) says the landlord's duties in that subsection "shall not apply to a mobile home owned by a tenant."

In a dwelling unit other than a single-family home or duplex, the same subparagraph reads: “A tenant is only required to vacate the premises for a period of time not to exceed 4 days.” (Florida Statutes section 83.51).

To get written bids on rodent, roach, bedbug or termite treatment in a rental building, a property manager can post the pest job on InstaBids.

When can a tenant end a lease over repairs in Florida?

Under 83.56(1), the tenant may terminate the rental agreement if the landlord materially fails to comply with 83.51(1) or material provisions of the rental agreement within 7 days after delivery of the tenant's written notice specifying the noncompliance and indicating the intention to terminate.

Where the failure is due to causes beyond the control of the landlord and the landlord has made and continues to make every reasonable effort to correct it, 83.56(1)(a) reads for the tenant of a unit left untenantable: “If the landlord’s failure to comply renders the dwelling unit untenantable and the tenant vacates, the tenant shall not be liable for rent during the period the dwelling unit remains uninhabitable.” (Florida Statutes section 83.56), read 2026-10-29.

When damage has left a unit unlivable, a manager can post the restoration work on InstaBids with photos and look over the written bids that come in.

When can a tenant withhold rent over repairs in Florida?

Section 83.60(1)(b) sets a 7-day wait after written notice before a material noncompliance with 83.51(1) may be raised as a defense: “The defense of a material noncompliance with s. 83.51 (1) may be raised by the tenant if 7 days have elapsed after the delivery of written notice by the tenant to the landlord, specifying the noncompliance and indicating the intention of the tenant not to pay rent by reason thereof.” (Florida Statutes section 83.60), read 2026-10-29.

When a tenant raises a repair that is still open, a landlord can post that one job on InstaBids and get several written bids from contractors on it.

Florida chapter 83 rules a property manager works to

Section 83.49(2), the landlord's written deposit notice (a landlord who rents five or more individual dwelling units):

The landlord shall, in the lease agreement or within 30 days after receipt of advance rent or a security deposit, give written notice to the tenant which includes disclosure of the advance rent or security deposit.

Source: Florida Statutes section 83.49, read 2026-10-29

Section 83.51(2)(b), the landlord of a single-family home or duplex, at the commencement of the tenancy:

Unless otherwise agreed in writing, at the commencement of the tenancy of a single-family home or duplex, the landlord shall install working smoke detection devices.

Source: Florida Statutes section 83.51, read 2026-10-29

What to put in a written repair scope for a Florida rental

The repair in plain words, with photos, tied to the code item or structural component of 83.51(1) it concerns.
The visit window: notice given at least 24 hours prior to the entry, between the hours of 7:30 a.m. and 8:00 p.m. (83.53(2)).
Who the contractor is entering for: under 83.53(1) the tenant shall not unreasonably withhold consent to the landlord to enter to make necessary or agreed repairs or exhibit the dwelling unit to workers or contractors.
For extermination where the tenant is to vacate, in a dwelling unit other than a single-family home or duplex (83.51(2)(a)): the landlord's 7 days’ written notice to the tenant, and a vacate period of not more than 4 days.
The date the tenant's written notice of a material noncompliance was delivered, since 83.56(1) and 83.60(1)(b) count 7 days from it.
For a single-family home or duplex at the commencement of the tenancy, unless otherwise agreed in writing: the landlord shall install working smoke detection devices (83.51(2)(b)).

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Calling contractors one by one, or one written scope?

Calling contractors one by one gets each one's own idea of the repair. With one written scope, you describe it once, contractors bid in writing on that scope, and you choose who gets your number.

Property managers can post a rental job on InstaBids today.

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Sources

Florida Statutes section 83.53, read 2026-10-29: www.leg.state.fl.us
Florida Statutes section 83.49, read 2026-10-29: www.leg.state.fl.us
Florida Statutes section 83.51, read 2026-10-29: www.leg.state.fl.us
Florida Statutes section 83.56, read 2026-10-29: www.leg.state.fl.us
Florida Statutes section 83.60, read 2026-10-29: www.leg.state.fl.us