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Florida Lease Agreement Template

A printable Florida residential lease contract, plus the Florida-specific machinery around it: how deposits must be held and returned (two different clocks), the 24-hour repair-entry rule, the newer 30-day month-to-month notice, and the radon disclosure every Florida lease needs.

Educational sample — not legal advice

This template and the rules summarized here are general educational information as of this page's writing, and statutes change — Florida's month-to-month notice rule changed as recently as 2023. Florida Statutes Chapter 83, Part II governs residential tenancies; have a Florida attorney or current state resource verify your completed lease before anyone signs.

The Florida Rules That Shape a Lease

Topic Florida rule (commonly cited — verify current law)
Security deposit cap None — no statutory limit; 1–2 months customary
Deposit holding Separate Florida account (interest-bearing or not) or surety bond; landlords of 5+ units give written holding disclosure within 30 days
Deposit return 15 days if no claim; otherwise 30-day certified-mail notice of intent to claim, then tenant has 15 days to object
Entry notice Repairs: reasonable notice, statutorily at least 24 hours, at a reasonable time; also by consent or emergency
Month-to-month termination 30 days' written notice before the end of a monthly period (raised from 15 days in 2023)
Late fees No statutory cap; must be in the lease and defensible as reasonable
Key disclosures Radon gas (statutory wording, every rental); federal lead paint (pre-1978); deposit holding (5+ units); fire protection (buildings over 3 stories)

The Florida Template

Print this page or copy the text into your document editor. It follows our standard residential lease structure with the Florida-specific clauses adjusted.

Florida Residential Lease Agreement

  1. 1. PARTIES. This Residential Lease Agreement (“Agreement”) is made on ___________, 20___, between ______________________________ (“Landlord”) and ______________________________ (“Tenant”). Each Tenant is jointly and severally liable for all obligations under this Agreement.
  2. 2. PREMISES. Landlord leases to Tenant the residential premises located at ______________________________________________, Unit ______, ______________________ (City), Florida __________ (ZIP) (the “Premises”), together with the following included items or areas (appliances, parking, storage): ______________________________________________.
  3. 3. TERM. The term of this Agreement begins on ___________, 20___, and ends on ___________, 20___ (check one): ☐ Fixed term   ☐ Month-to-month. If Tenant remains in possession after the end of a fixed term with Landlord's consent, the tenancy continues month-to-month on the same terms; either party may then terminate with at least 30 days' written notice before the end of a monthly period, as Florida law requires.
  4. 4. RENT. Tenant shall pay rent of $__________ per month, due in advance on the ______ day of each month, payable to ______________________________ by the following method(s): ______________________________. Rent for any partial first or last month shall be prorated.
  5. 5. LATE FEES & RETURNED PAYMENTS. If rent is not received within ______ days after the due date, Tenant shall pay a late fee of $__________, which the parties agree is a reasonable charge for the costs of late payment. Tenant shall pay a fee of $__________ for any payment returned for insufficient funds, as permitted by law.
  6. 6. SECURITY DEPOSIT. Tenant shall pay a security deposit of $__________ before taking possession. Landlord shall hold the deposit as required by Florida Statutes § 83.49 (check one): ☐ in a separate non-interest-bearing Florida account   ☐ in a separate interest-bearing Florida account   ☐ secured by surety bond. Upon vacating, the deposit shall be returned within 15 days, or, if Landlord intends to impose a claim, Landlord shall give written notice by certified mail within 30 days as required by law; Tenant has 15 days after receiving that notice to object.
  7. 7. UTILITIES & SERVICES. Tenant shall pay for the following utilities and services: ______________________________________________. Landlord shall pay for: ______________________________________________.
  8. 8. OCCUPANCY & USE. The Premises shall be occupied only by Tenant and the following named occupants: ______________________________________________. The Premises shall be used as a private residence only. Guests staying more than ______ consecutive days require Landlord's written consent.
  9. 9. MAINTENANCE & REPAIRS. Landlord shall comply with Florida Statutes § 83.51, maintaining the Premises in compliance with applicable building, housing, and health codes (or, where no codes apply, keeping the roof, windows, doors, floors, steps, porches, exterior walls, foundations, and plumbing in good repair). Tenant shall keep the Premises clean and sanitary, dispose of waste properly, use fixtures and appliances reasonably, promptly notify Landlord in writing of any condition needing repair, and be responsible for damage caused by Tenant's or Tenant's guests' negligence or misuse.
  10. 10. LANDLORD'S RIGHT OF ENTRY. Landlord may enter the Premises with Tenant's consent; for repairs upon reasonable notice of at least 24 hours at a reasonable time; and without notice in an emergency or as otherwise permitted by Florida Statutes § 83.53. Landlord may also enter to inspect or show the Premises as permitted by law.
  11. 11. PETS. (Check one) ☐ No pets are permitted without Landlord's prior written consent. ☐ The following pet(s) are permitted: ______________________________, subject to a pet deposit of $__________ and/or pet rent of $__________ per month. This section does not apply to service or assistance animals as defined by applicable law.
  12. 12. ASSIGNMENT & SUBLETTING. Tenant shall not assign this Agreement or sublet any portion of the Premises without Landlord's prior written consent.
  13. 13. TERMINATION & RENEWAL. Either party may end a month-to-month tenancy with at least 30 days' written notice before the end of a monthly period. For a fixed term, notice of non-renewal shall be given at least ______ days before the end of the term. Upon termination, Tenant shall return all keys and leave the Premises clean and in the same condition as received, ordinary wear and tear excepted.
  14. 14. RADON GAS. Radon is a naturally occurring radioactive gas that, when it has accumulated in a building in sufficient quantities, may present health risks to persons who are exposed to it over time. Levels of radon that exceed federal and state guidelines have been found in buildings in Florida. Additional information regarding radon and radon testing may be obtained from your county health department. (This disclosure is required by Florida Statutes § 404.056.)
  15. 15. GOVERNING LAW & DISCLOSURES. This Agreement is governed by the laws of the State of Florida, including Florida Statutes Chapter 83, Part II. If any provision is held invalid, the remaining provisions continue in full force. Required disclosures and addenda — including the federal lead-based paint disclosure for housing built before 1978 and, where applicable, the deposit-holding and fire-protection disclosures — are attached and incorporated into this Agreement.
  16. 16. ENTIRE AGREEMENT. This Agreement, together with any attached addenda, is the entire agreement between the parties and may be amended only in a writing signed by both parties.

IN WITNESS WHEREOF, the parties have executed this Agreement on the date first written above.

Landlord signature

Printed name & date

Tenant signature

Printed name & date

Sample for educational purposes — not legal advice. Verify current Florida requirements and add any locally required disclosures before use.

Filling It In: The Florida-Specific Steps

  1. 1Choose how the deposit is held — separate Florida account or bond — and check the matching box; landlords with five or more units owe the written holding disclosure too.
  2. 2Keep the radon paragraph verbatim — it's statutory language, not boilerplate to trim.
  3. 3Use the 30-day month-to-month notice — older Florida templates still say 15 days; that changed in 2023.
  4. 4Calendar both deposit clocks at move-out — 15 days to refund, or 30 days to send the certified-mail claim notice; missing the notice forfeits the claim against the deposit.
  5. 5Attach the rest of the packet — lead paint for pre-1978 housing, fire protection for 3+ story buildings, and any county or city additions.

Frequently Asked Questions

Does Florida limit how much security deposit a landlord can charge?
No — Florida has no statutory cap on residential security deposits; one to two months' rent is customary. Florida instead regulates how the deposit is held (a separate Florida account or a surety bond, interest-bearing or not) and how it's returned: within 15 days if no deductions, or a 30-day certified-mail notice of intent to claim if the landlord will deduct.
How is a security deposit returned in Florida?
Two clocks. No deductions: refund within 15 days of move-out. Deductions: the landlord has 30 days to send written notice by certified mail of intent to impose a claim, itemizing the amounts; the tenant then has 15 days to object. Miss the 30-day notice and the landlord forfeits the right to claim against the deposit (though not the right to sue for damages separately).
How much notice must a Florida landlord give before entering?
For repairs, Florida requires reasonable notice — defined by statute as at least 24 hours — and entry at a reasonable time. Entry is also allowed with the tenant's consent, in emergencies, or when the tenant unreasonably withholds consent. Put the specifics in the lease so both sides work from the same rule.
How do you end a month-to-month tenancy in Florida?
By written notice at least 30 days before the end of a monthly period — Florida extended the old 15-day rule to 30 days in 2023. Fixed-term leases simply end on their end date, though the lease itself commonly requires 30–60 days' notice of non-renewal.
What disclosures does a Florida lease need?
The universal ones: the radon gas disclosure (required in every Florida rental, with statutory wording) and the federal lead paint disclosure for pre-1978 housing. Landlords of five or more units must also disclose in writing how the deposit is held within 30 days of receiving it. Buildings over three stories add a fire-protection disclosure.

Related: the standard lease template · Texas lease agreement · California lease agreement · the security deposit guide.

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