A lease is not paperwork — it is the operating manual for the entire tenancy. After 43+ years drafting and enforcing residential leases across Tampa Bay, our team can tell you that a vague lease causes more disputes than any other single document in property management.
1. The basics, written precisely
- Legal names of all adult occupants (everyone signs)
- Property address with unit number if applicable
- Lease start and end dates
- Monthly rent, due date, grace period, accepted payment methods
- Security deposit amount and the Florida F.S. 83.49 disclosure (where the deposit is held)
2. Rent and late fees, unambiguous
Specify the late fee amount, the day it applies, and the returned-check fee. Florida allows reasonable late fees but they must be stated in the lease — you cannot add them after the fact.
3. Property use rules
- Occupancy limits (named adults only; guests over 7–14 days require approval)
- Subletting and short-term rental policies (most leases prohibit)
- Smoking, pets, noise, parking, common areas
4. Maintenance responsibilities
Define who does what. Common owner responsibilities: structural, major systems (HVAC, plumbing, electrical), pest control for the property as a whole. Common resident responsibilities: changing light bulbs and HVAC filters, reporting issues promptly, keeping the unit clean.
5. Security deposit handling
Include the F.S. 83.49 disclosure language verbatim. Specify the categories of acceptable deductions, the timeline for return (30 days for claim notice, 15 additional if no claim), and that all claim notices will be sent by certified mail. This protects both sides.
6. Entry rights
Reference Florida Statute 83.53: 24-hour notice for non-emergency entry, between 7:30 AM and 8:00 PM. List the permitted reasons (inspection, repair, showing, vendor work).
7. Termination, renewal, and early termination
Specify renewal notice required (Florida law caps at 60 days for fixed-term leases). Include the early-termination clause — usually two months’ rent under Florida’s liquidated damages provision — if you want one.
8. Required disclosures
- Lead-based paint disclosure for pre-1978 properties (federal)
- Florida flood disclosure (F.S. 689.302, in effect since 2024)
- Radon disclosure (Florida requirement)
The bottom line
A strong lease pays for itself the first time you need it. A weak lease costs the owner every time. Our team uses an attorney-reviewed lease updated regularly for Florida statute changes — and it is one of the quietest advantages a managed property has over a self-managed one.