Before Signing a Florida Lease: 12-Point Checklist for Renters (2026)

Florida rentals move fast — especially in peak season. Use this checklist before you sign so you're negotiating from facts, not pressure.

1. Late fees vs FS 83.808

Confirm the fee is not above $20 or 20% of rent (whichever is greater). See our Florida late fee cap guide.

2. Security deposit under FS 83.49

Know the 15-day / 30-day return rules. Details: Florida security deposit return.

3. Landlord entry (FS 83.53)

Florida typically requires advance notice (often 12 hours) except in emergencies. Watch for "enter anytime" language.

4. Early termination / break-lease fees

Note the dollar amount or formula. Ask whether reletting fees are capped.

5. Auto-renewal

How much notice do you need to give to leave? 30 days? 60? Is renewal automatic?

6. Junk fees

Admin fees, pest control, valet trash, technology packages, mandatory renters insurance markups — list every recurring charge.

7. Utilities and RUBS

Who pays water, trash, sewer? Is there a ratio utility billing system (RUBS) fee?

8. Hurricane / casualty clauses

Who pays if the unit is uninhabitable after a storm? Can you terminate?

9. Maintenance response times

AC in August is not optional. Look for response timelines for essential services.

10. Pet fees vs deposits

Separate non-refundable pet fees from refundable deposits — and confirm breed/weight rules.

11. HOA / community rules

Addenda can ban grills, guests, or parking. Read them.

12. Who signs for the landlord

Make sure the person countersigning has authority — especially with third-party property managers.

Next step

Reading statutes helps. Checking your PDF against them is better.

Upload your Florida lease for a free risk preview

More state summaries: Tenant rights by state.