Florida Landlord Mistakes That Are Costing You More Than You Think
I work in property management in Central Florida and talk to landlords every single day — local owners, out-of-state investors, people who just inherited a property and don't know where to start. You name it.
Florida is a great state to own rental property but there are some real nuances that will catch you off guard if you don't know what you're doing. Here's what I see come up constantly:
1. Florida Statute 83.49 is not to be played with
You only have 15 days to return a deposit with no claims, or 30 days to send a written notice of intention to impose a claim — and it has to go by certified mail. Miss that window and you could forfeit your right to keep ANY of the deposit. Even if the tenant completely trashed your place. Most self-managers don't know all the nuances that go into this and it ends up costing them.
2. The 3-day notice isn't optional
Tenant didn't pay? You can't just show up or jump straight to eviction. Florida requires a properly served 3-day notice first — and if you serve it wrong, your eviction gets tossed and you start all over again. That's weeks of lost rent.
3. Re-key between every tenant
Seems obvious but it doesn't always happen. Florida law requires it and beyond that — it's just a liability you don't want to mess with.
4. Know your HOA rules before you place a tenant
If your property is in an HOA your tenant is bound by those rules too. I've seen owners get slammed with fines because their tenant had an extra car, a boat, or a dog on the restricted breed list. That bill goes to the owner every time.
5. Renter's insurance needs to be in the lease — not a suggestion
Florida weather alone should tell you why. Hurricanes, flooding, water damage — if something happens and your tenant has no coverage, you're the first call they make. Put it in the lease and make it required.
6. Turnover costs more than people think
Everybody's focused on getting a tenant in. Nobody thinks about what it costs when they leave. Cleaning, paint, carpet, re-key, vacancy days, marketing — it adds up fast. Keeping a solid tenant with a small rent bump is almost always the smarter play.
If you own rentals in Central Florida and any of this hit close to home — feel free to shoot me a DM.