This is a Florida-focused lease agreement template and walkthrough built for landlords who want a clean, enforceable lease without drama. Florida is generally landlord-friendly, but the state is strict about one thing: clarity. If your lease is vague on rent, deposits, utilities, repairs, guests, and notices, you’re basically inviting a dispute.
This page gives you two separate templates:
- Section A: Standard Florida residential lease (apartment/house)
- Section B: Florida room rental / ADU-style agreement (roommate-style)
How to use this page
- Copy the template text into your own document.
- Fill in the bracketed fields.
- Keep the structure. If you change terms by text message later, do it as a signed addendum.
Quick Florida landlord checklist (before you sign)
- Decide: fixed-term vs month-to-month.
- Choose your security deposit handling (where it’s held and how you’ll give required notices).
- Put maintenance reporting and emergency procedures in writing.
- Be specific about utilities, pest control, and yard care.
- Add clear guest/occupancy limits.
- If you have an HOA/COA, attach the rules and make compliance a lease requirement.
SECTION A — Florida Residential Lease Agreement Template (Apartment/House)
1) Parties, property, and term
1.1 Landlord/Owner/AgentLandlord/Owner: [Landlord Legal Name]Mailing Address: [Landlord Mailing Address]Phone: [Phone]Email: [Email]Agent/Manager (if any): [Name + Company]
1.2 Tenant(s)Tenant(s): [Full Legal Names of all adult tenants]
1.3 PremisesProperty Address: [Street Address, Unit #, City, FL ZIP]Included areas: [garage/parking/storage/patio/etc.]Excluded areas: [owner closet, etc.]
1.4 Lease termType: ☐ Fixed-term lease ☐ Month-to-monthStart date: [Date]End date (if fixed): [Date]
1.5 PurposeThe Premises will be used as a private residence only by the approved occupants listed in this Lease.
2) Rent, fees, and payment rules
2.1 Monthly rentRent: $[Amount] per month.
2.2 Due dateRent is due on the [1st] day of each month.
2.3 Payment methodRent must be paid by: [online portal / ACH / check / money order].Payment location/address: [Address / Portal URL].
2.4 Late feesIf rent is not received by [time/date], Tenant may be charged a late fee of $[Amount] and/or $[Daily Amount] per day, to the extent permitted by Florida law and this Lease.
2.5 Returned payment feeReturned payment fee: $[Amount] (as permitted by law).
3) Security deposit (Florida-specific handling)
3.1 Deposit amountSecurity deposit: $[Amount].
3.2 Where the deposit is held (choose one)☐ Non-interest-bearing account☐ Interest-bearing account☐ Surety bond (if used)
3.3 Deposit noticeLandlord will provide any notices required by Florida law regarding how and where the security deposit is held.
3.4 What the deposit can be used forTenant agrees the deposit may be used for unpaid rent, cleaning (beyond normal wear and tear), repair of damages beyond normal wear and tear, and other lawful charges.
3.5 Move-in condition documentationTenant agrees to complete a move-in condition checklist within [3] days of move-in and return it to Landlord. Photos/video are strongly recommended.
4) Utilities and services
Tenant is responsible for: [electric/gas/water/trash/internet/etc.].Landlord is responsible for: [list].Shared meters: [explain allocation method if applicable].
5) Occupants, guests, and subletting
5.1 Approved occupantsOnly the following occupants may reside at the Premises: [Names].
5.2 GuestsGuests may not stay more than [X] consecutive days or [Y] total days in a [30]-day period without written approval.
5.3 No subletting without consentTenant may not sublet or assign this Lease without Landlord’s written consent.
6) Maintenance, repairs, pests, and habitability
6.1 Tenant maintenance dutiesTenant will keep the Premises clean and sanitary, dispose of trash properly, use fixtures/appliances properly, and promptly report leaks, mold, pests, or safety issues.
6.2 Repair requestsRepair requests must be submitted to: [email/portal/phone]. In emergencies, Tenant must call: [phone].
6.3 Pest control (Florida reality check)Florida has pests. Put it in writing.
- Landlord responsibilities: [routine pest service / termite bond / etc.]
- Tenant responsibilities: [cleanliness, reporting, preparing unit for treatment]
6.4 No unauthorized repairsTenant may not hire contractors or deduct costs from rent unless legally allowed and properly documented.
6.5 Yard/pool (if applicable)Tenant responsibilities: [mowing/watering/pool care].Landlord responsibilities: [tree trimming/major irrigation repairs/etc.].
7) Entry and inspections (Florida)
Landlord may enter the Premises as permitted by Florida law and this Lease, including for repairs, inspections, showing the unit, or emergencies. Except in emergencies, Landlord will provide reasonable notice when practical.
8) Rules: smoking, pets, noise, and conduct
8.1 Smoking☐ No smoking anywhere on the Premises☐ Smoking allowed only in: [location]
8.2 Pets☐ No pets allowed☐ Pets allowed with written approval: [pet details]Pet deposit/fee (if any): $[Amount] (if lawful).Service animals/assistance animals will be handled per applicable fair housing laws.
8.3 Noise and nuisanceTenant will not disturb neighbors or create a nuisance.
8.4 Illegal activityNo illegal activity is permitted on or near the Premises.
9) Alterations and improvements
Tenant may not paint, mount TVs, install locks, or make alterations without written consent. Any approved alterations must be performed in a workmanlike manner.
10) Insurance
Tenant is strongly encouraged (or required, if you choose) to carry renter’s insurance with liability coverage of at least $[Amount] and provide proof upon request.
11) Default and enforcement
If Tenant breaches the Lease, Landlord may serve notices and pursue remedies allowed by Florida law, including eviction where permitted.
12) Renewal and rent increases
12.1 RenewalIf fixed-term, this Lease ends on the end date unless renewed in writing.
12.2 Rent increasesRent may be increased at renewal or during month-to-month tenancy with notice as required by this Lease and applicable law.
13) Florida-specific disclosures and add-ons (add what applies)
Florida leases often include (and sometimes require) items like:
- Security deposit handling notice (how/where held)
- HOA/COA rules (attach and require compliance)
- Mold/moisture prevention guidance (practical, and helps reduce disputes)
- Hurricane/storm procedures (shutters, evacuation, reporting damage)
- Pool rules (if applicable)
If you’re unsure what is required for your property type and county/city, include this section and confirm specifics before signing.
14) Notices
Notices must be delivered as permitted by Florida law and to these addresses:
- Landlord notice address: [Address/Email if allowed]
- Tenant notice address: [Premises address / email if allowed]
15) Entire agreement
This Lease is the entire agreement. Changes must be in writing and signed.
16) Signatures
Landlord/Agent: _______________________ Date: __________Tenant: ______________________________ Date: __________Tenant: ______________________________ Date: __________
SECTION B — Florida Room Rental / ADU Lease Template (Roommate-Style)
This section is for renting a room in a house, renting to a roommate, or certain ADU situations where the living arrangement is shared or partially shared. The goal is to reduce friction: define private space, shared space, and house rules in writing.
1) Parties and space definition
1.1 Landlord/Primary ResidentName: [Name]Address: [Address]
1.2 Tenant/Room RenterName: [Tenant Name]
1.3 Property and roomProperty Address: [Address]Tenant’s private space: [Bedroom # / description]Shared spaces: [kitchen, living room, bathrooms, laundry, yard, etc.]Storage/parking: [details]
2) Term and house rules
2.1 Term☐ Month-to-month ☐ Fixed-termStart date: [Date]End date (if fixed): [Date]
2.2 House rules (be specific)
- Quiet hours: [times]
- Guests: [limits]
- Cleaning: [schedule/expectations]
- Kitchen use: [rules]
- Laundry: [days/times]
- Smoking: [policy]
- Pets: [policy]
- Parking: [assigned spot / street rules]
3) Rent and utilities (room rental)
3.1 RentRent: $[Amount] per month, due on the [1st].
3.2 UtilitiesUtilities included: [list]Utilities split method: [50/50, per person, fixed amount, etc.]
4) Security deposit
Deposit: $[Amount], subject to lawful deductions and Florida deposit handling requirements.
5) Privacy and entry
Tenant’s private room is private. Landlord will provide reasonable notice before entry except in emergencies.
6) Ending the agreement
Month-to-month termination requires proper notice under Florida law and this agreement. Fixed-term ends on the end date unless renewed in writing.
7) Disclosures
Include the same Florida disclosures that apply (deposit handling notice, HOA rules, storm procedures if you use them), plus any shared-housing disclosures (like cameras in common areas, if any).
8) Signatures
Landlord/Primary Resident: __________________ Date: __________Room Renter: _____________________________ Date: __________
Florida-specific guidance (plain English)
Security deposits: be consistent and document everything
Florida deposit disputes are common. Your lease should make it obvious:
- The deposit amount
- How it’s held (and that required notices will be provided)
- What counts as damage vs normal wear
- That move-in photos/checklist matter
Mold and moisture: don’t ignore it
Florida humidity creates mold claims fast. Put basic prevention and reporting rules in writing:
- Tenant must report leaks immediately
- Tenant must run ventilation where available
- Tenant must not block AC returns or disable dehumidification features
Storms and hurricanes: set expectations
Even a short “storm procedure” paragraph helps:
- How tenants should report damage
- What to do if power is out
- Whether shutters are provided and who is responsible for deploying them
Common mistakes that backfire in Florida
- No written pest policy (then every bug becomes a legal argument)
- Vague utility responsibility (shared meters create fights)
- Weak guest/occupancy rules (extra occupants happen quietly)
- No move-in documentation (deposit disputes become unwinnable)
- No storm procedure language (tenants improvise, damage gets worse)
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Legal disclaimer
This page is for informational purposes only and does not constitute legal advice. Landlord-tenant laws can vary by county/city and change over time. For advice on your specific situation, consult a qualified Florida attorney or local housing professional.
