FL residential lease
Florida Residential Lease Agreement
Renting out a home in Florida? Create a complete residential lease - either a fixed-term lease or a month-to-month rental agreement - preview it as you type, and download a print-ready PDF, free with no signup or watermark.
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Overview
Florida at a glance
Reviewed July 2026
- Deposit limit
- No state cap
- Deposit return
- 15 / 30 days
- Late fee
- Must be reasonable
- Notice to enter
- 12 hours
- Month-to-month notice
- 30 days
The lead-based paint disclosure for pre-1978 housing is federal law (EPA). Check the Florida Residential Landlord and Tenant Act (Florida Statutes Chapter 83, Part II) for the current limits before you sign.
Renting out a home in Florida? A residential lease agreement is the contract that protects both sides - it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Florida residential tenancies are governed by the Florida Residential Landlord and Tenant Act in Chapter 83, Part II of the Florida Statutes.
Lease types
Two ways to rent in Florida
The same free builder makes both - pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) - best for a long-term tenant.
Month-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
State rules
Florida lease rules & requirements
The rules people ask about most, answered for Florida.
Security deposit
Florida sets no statewide maximum on a residential security deposit - the amount is whatever the lease states, though some cities and counties add their own limits. If the landlord makes no claim, the deposit is returned within 15 days after the tenancy ends. To keep any of it, the landlord must mail a written, itemized notice of the claim by certified mail within 30 days, and the tenant then has 15 days to object.
Late fees
Florida has no statute capping residential late fees, so the fee is set by the lease and should be reasonable in relation to the rent. Spelling out the amount, any grace period, and the NSF (returned-check) fee in the lease avoids disputes later.
Landlord entry & notice
Under Florida Statutes section 83.53, a landlord may enter for repairs only with at least 12 hours' notice and only between 7:30 a.m. and 8:00 p.m. The tenant must not unreasonably withhold consent, and notice is excused in a genuine emergency.
Required disclosures
The landlord must identify the owner or agent authorized to receive notices, disclose in writing within 30 days where the security deposit is held and whether it earns interest, and include the statutory radon-gas warning. Buildings over three stories require a fire-protection disclosure, and homes built before 1978 require the federal lead-based-paint disclosure.
Ending the lease
A fixed-term lease simply ends on its end date. A month-to-month tenancy can be ended by either party with at least 30 days' written notice before the end of a monthly period under section 83.57.
Does it need notarizing?
No. A Florida residential lease doesn't need to be notarized or witnessed - it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
Rules change. This is general information, not legal advice - confirm the current rules under the Florida Residential Landlord and Tenant Act (Florida Statutes Chapter 83, Part II).
Step by step
How to write a Florida lease agreement
Choose the lease type - a fixed-term lease (set start and end dates) or a month-to-month tenancy.
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
Set the monthly rent, the due date, accepted payment methods, and any late or NSF fees.
Set the security deposit and how it's held and returned, plus any pet, parking, smoking, or utility terms.
Add the required disclosures (radon warning, deposit holding, lead-based paint for pre-1978 homes) and any house rules.
The landlord and every tenant sign and date the lease - and each keeps a copy.
Document checklist
What to include
Parties, property and rent
- Landlord and tenant(s)full legal names and mailing addresses
- Property and lease typethe address, and fixed-term or month-to-month
- Rentamount, due date and accepted payment methods
Deposit, rules and signatures
- Security deposit and feesthe deposit, plus late and NSF fees
- House rulespets, parking, smoking and who pays which utilities
- Disclosures and signaturesrequired disclosures, then both parties sign
Common questions
Florida lease agreement FAQ
Does a Florida residential lease need to be notarized?
No. A residential lease in Florida doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Florida?
No statewide cap. Florida doesn't limit residential security deposits by statute, so the amount is set by the lease - though some cities and counties impose their own limits. One month's rent is a common benchmark.
How long does a Florida landlord have to return the deposit?
15 days if the landlord makes no claim against it. To keep any of it, the landlord must send a written, itemized notice of the claim by certified mail within 30 days of the tenancy ending; the tenant then has 15 days to object in writing.
How much can a late fee be in Florida?
There's no statutory cap in Florida, so the late fee is whatever the lease sets - and it should be reasonable in relation to the rent. Put the amount and any grace period in the lease.
How much notice ends a month-to-month lease in Florida?
At least 30 days' written notice before the end of a monthly period, from either the landlord or the tenant, under section 83.57. This was raised from 15 days effective January 1, 2024.
Does the landlord have to give notice before entering in Florida?
Yes, for repairs. Under section 83.53, a Florida landlord must give at least 12 hours' notice and may enter only between 7:30 a.m. and 8:00 p.m., except in an emergency.
What must a Florida lease disclose?
The owner or agent authorized to receive notices, a written disclosure within 30 days of where the deposit is held, the statutory radon-gas warning, a fire-protection disclosure for buildings over three stories, and the federal lead-based-paint disclosure for pre-1978 homes.
Is this Florida lease agreement really free?
Yes - completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.
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Legal disclaimer
FormBarn is not a law firm, is not a substitute for an attorney or a law firm, and does not provide legal advice. Using FormBarnor any document created with it does not create an attorney-client relationship. The forms, templates, and information on this site are provided for general informational purposes only and on an "as is" basis, without warranties of any kind, express or implied.
Landlord-tenant laws differ from state to state - and often by city or county - and change over time. FormBarn makes no representation or guarantee that any document or information here is accurate, complete, up to date, or suitable for your specific situation, or that a document you create will be legally valid or enforceable. You are solely responsible for verifying the current requirements under the Florida Residential Landlord and Tenant Act (Florida Statutes Chapter 83, Part II) (and any local ordinances) and for making sure any document fits your needs.
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