Lease agreements sound boring until something goes wrong. Then suddenly, that paragraph you barely skimmed becomes the one thing standing between you and a major headache. And if you’re a Florida landlord, there are plenty of chances to get it wrong. Sunshine State laws can be surprisingly specific, and lease slip-ups often come with real costs: lawsuits, lost rent, or tenants who turn your property into a personal theme park (minus the fun).
So let’s walk through the seven most common Florida lease agreement mistakes, before they cost you time, money, and possibly your sanity.
1. Forgetting to Include Required Disclosures
Florida is a place with very particular legal requirements.
For example, Florida law mandates you disclose where the tenant’s security deposit will be held and whether it’s earning interest. Miss that, and your tenant could be entitled to sue, even if everything else is peachy.
Also worth noting? The Radon Gas Disclosure. Yep, that’s a real thing. Florida law says every lease must include a statement about radon, whether you live next to a power plant or a Publix.
Honestly, the easiest way to keep track of all this legal fine print is to work with a property manager who knows these rules inside and out. They’ve seen it all, and likely have templates that are already bulletproof.
2. Using a “Generic” Lease Template You Found Online
You know the one. It looks official enough. Maybe even has a watermark. But here’s the thing: if it’s not tailored for Florida, it’s probably missing something big.
That free lease form might not cover Florida-specific rules about notice periods, renewal clauses, or the always-fun “early termination” landmines. And if you’re not specifying exactly how much notice a tenant must give before moving out, don’t be surprised when they vanish mid-month.
A Florida lease needs to be more than just “legal-sounding.” It needs to be legally sound. A local property manager can help draft something airtight, without the lawyer price tag.
3. Being Vague About Rent Rules
“Rent is due the first of the month.” Sounds simple, right? Until someone pays on the 4th and argues it’s fine because there’s no mention of a grace period.
Specify everything: due dates, grace periods, late fees (how much, when they kick in), and how rent should be paid. Venmo? Check? Carrier pigeon?
Also, is partial payment accepted? What if they only pay half the rent and promise the rest “next week”? A lease that doesn’t address this can trap you into accepting terms you didn’t agree to.
4. Skipping Over Pet Policies (Or Not Being Clear Enough)
Florida renters love their furry friends. In fact, around 70% of renters nationwide own pets. If you allow them, great. But say so clearly.
What kinds of pets are allowed? How many? Any breed restrictions? Is there a pet deposit or monthly fee? Is it refundable?
Being vague leads to the classic, “But I told you I had two pythons and a sugar glider…” moment. And if you don’t allow pets? That needs to be clearly spelled out too, or it may not hold up later.
5. Not Defining Who Handles What Repairs
You’d think “The landlord handles repairs” would cover it. It doesn’t.
Tenants need to know what counts as a necessary repair versus what’s just a “nice to have.” (Leaky faucet? Yes. Broken ice maker in the fridge you didn’t provide? Not so much.)
Outline how quickly you’ll respond to maintenance requests. What about emergency repairs? What if the tenant causes the damage? Trust me, the “I didn’t know that was my fault” defense comes up a lot.
6. Ignoring Rules About Entry Notices
Florida law says you can’t just stroll into your rental property whenever you feel like checking the plumbing. You generally need to give at least 12 hours’ notice before entering (unless there’s an emergency).
If your lease doesn’t spell out the process and timeline for landlord access, you’re opening yourself up to privacy complaints, or worse, a very uncomfortable confrontation.
7. Missing the Fine Print About Security Deposits
This one’s a minefield. Florida law gives you 15 to 30 days (depending on circumstances) to return the security deposit, or send a letter explaining why you’re keeping part of it.
If you blow that deadline? Even if you’re totally right about the damage, the tenant may still get their full deposit back.
And again, this is where having a property manager can be a game-changer. They’ll keep timelines straight, handle communication, and make sure photos and documentation are in place to back you up.
Bottom Line?
A lease is the foundation of your entire landlord-tenant relationship, and in Florida, the details really matter.
You don’t have to be paranoid. But you do have to be precise. A solid lease means fewer misunderstandings, fewer late-night calls, and fewer moments that make you question becoming a landlord in the first place.
Not sure where to start? That’s exactly the kind of situation where Paradiso Property Management steps in. They’ve got the Florida lease game down cold, so you don’t have to second-guess yourself every step of the way.
FAQs: Florida Lease Agreement Mistakes
1. What disclosures are required in a Florida lease agreement?
A: Florida landlords must include security deposit details and a radon gas disclosure in every lease agreement. These are legally required.
2. Can I use a general lease form for my Florida rental?
A: It’s risky. Florida has specific legal requirements, and using a non-local template can lead to invalid clauses or legal issues.
3. How much notice must I give before entering my rental in Florida?
A: Landlords must give at least 12 hours’ notice before entering, unless there’s an emergency. Put this in the lease to avoid misunderstandings.
4. How soon do I need to return the security deposit in Florida?
A: You have 15 days to return the full deposit or 30 days to notify the tenant of any deductions. Document everything to protect yourself.
5. What should I include in my lease about rent payments?
A: Be specific. Outline due dates, late fees, grace periods, and payment methods. Vague rent terms often lead to late or partial payments.
