It’s widely known across many industries — not just property management — that:

• Some businesses encourage positive reviews from satisfied clients.

• Some competitors attempt to harm others with coordinated negative feedback.

• There are third-party services internationally that claim to provide positive or negative reviews for a fee.

While not every high rating is suspicious, and not every low rating is justified, the online review ecosystem is not immune to manipulation. Consumers should approach reviews thoughtfully and look for patterns rather than isolated comments.

When evaluating a company, it’s helpful to consider:

• The tone and detail of reviews

• Whether feedback appears balanced and specific

• How the company responds publicly

• The longevity and consistency of the business

A perfect rating with hundreds of generic one-line reviews can be just as questionable as a low rating filled with emotionally charged complaints without context.

So what’s causing the slowdown, and more importantly, what can owners do to protect their investment? One factor stands out above the rest: strategic, accurate pricing from day one.

Why Are Vacancy Times Increasing?

1. More Competition on the Market

In many markets, new construction and previously owner-occupied homes have entered the rental pool, increasing supply and giving tenants more options. With an abundance of similar properties available, renters can afford to be selective.

2. Higher Tenant Expectations

Today’s renters are shopping smarter. They’re comparing online listings, square footage, amenities, rental incentives, and—most importantly—price. Even small discrepancies can send potential renters to a competing property.

3. Economic Sensitivity

Inflation, job market shifts, and changes in household budgets have made renters more price-conscious. A home even slightly overpriced can linger on the market as tenants avoid stretching beyond their comfort zone.

The Cost of Overpricing

Many owners believe it’s wise to “test the market” by setting rent slightly higher than recommended. Unfortunately, this often backfires. Here’s why:

• The first two weeks on the market are critical. If a property doesn’t get strong interest early on, it quickly becomes overlooked.

• Extended vacancy is more expensive than a small price adjustment. Every week a home sits empty is lost income that can never be recovered.

• Price reductions signal desperation. When a listing is repeatedly lowered, it can create uncertainty for potential renters and reduce perceived value.

In other words, overpricing leads to longer vacancy, and longer vacancy leads to lower total income.

Correct Pricing = Faster Leasing

The simplest and most effective solution? Price the property correctly from the start.

How Proper Pricing Helps You Lease Faster:

• More Prospective Renters See the Home
  A competitively priced listing attracts more clicks, more inquiries, and more showings.

• Creates a Sense of Urgency
  When renters see good value, they act quickly—often applying the same day.

• Improves Tenant Quality
  The best renters move fast. Waiting for someone willing to overpay narrows your pool and often lowers applicant quality.

• Minimizes Vacancy Loss
  Pricing correctly shortens time on market, which increases your overall annual return.

How We Help Owners Price Strategically

As a professional property management company, we analyze:

• Current market trends and competition

• Seasonal demand shifts

• Rent performance of comparable properties

• Your home’s features, condition, and neighborhood appeal

With this data, we recommend a price that is realistic, competitive, and designed to lease quickly—maximizing your long-term return, not just your listed price.

Henry, formerly known as #1854, was rounded up from the wilds of Nevada last year as part of the Bureau of Land Management (BLM) mustang program. After being taken to a holding facility, Henry spent time adjusting to life in captivity. In November of 2024, he started his transition to a new chapter-thanks to his adoption by the talented and compassionate professional mustang trainer, Cat Zimmerman. 

Cat Zimmerman, a highly skilled trainer who specializes in working with wild mustangs, has taken Henry under her wing to train him for the Mustang Classic competition. The event, which takes place from September 4-7 in Lexington, Kentucky, is a prestigious challenge where trainers compete with once-wild mustangs in the English discipline for a prize purse of $125,000. It's an incredible opportunity to showcase the transformation and potential of these remarkable horses, and we couldn't be more excited to be part of Henry's journey.

As part of our sponsorship, Ocean Blue Property Management will contribute to covering the cost of feeding and caring for Henry. We believe that all wild mustangs, particularly those rounded up by the BLM, deserve a chance to live long and fulfilling lives once domesticated. Henry's story is one of resilience, strength, and the opportunity for a second chance-a story that deeply resonates with our team and the values we strive to uphold.

Our support of Henry and his trainer, Cat Zimmerman, is more than just a sponsorship-it's a partnership with a cause that aligns with our commitment to making a meaningful impact. Henry's journey to the Mustang Classic will serve as an inspiring reminder of the transformative power of patience, care, and the bond between horse and human. 

We invite you to join us in supporting Henry's progress as he trains and competes, and we look forward to following his success at the Mustang Classic in September. Together, we can help give once-wild horses like Henry the opportunity to thrive and showcase their extraordinary potential. 

Stay tuned for more updates on Henry's journey, and thank you for supporting our efforts to help wild mustangs find new homes and brighter futures.  

High Season for Short-Term Rentals (November – April)

The high season for short-term rentals in Tampa Bay typically runs from November to April. This period aligns with cooler weather, making it an attractive destination for seasonal visitors, especially snowbirds looking to escape the colder northern climates. The demand for vacation homes peaks as tourists flock to the area for events, festivals, and spring break vacations. If your property is in a prime location, you can expect higher rental rates and more bookings during this time.

High Season for Long-Term Rentals (May – October)

For long-term rentals, the high season in Tampa Bay occurs from May to October. This is when many people relocate to the area for job opportunities, school, or lifestyle changes, and it’s also when most leases are signed. With the region’s warm weather and vibrant community, it’s an ideal time for families and professionals to settle in. You’ll see an increase in demand for year-long leases during these months, and as a result, rental rates tend to rise.

Low Season (November – April)

While the high season for short-term rentals takes place in the cooler months, the low season for long-term rentals typically falls between November and April. During this time, families are less likely to move or sign leases, and fewer long-term renters are in the market. However, property owners who cater to the short-term market will likely see their rentals filled with vacationers, snowbirds, and tourists looking to escape the colder climates.

Maximizing Year-Round Success

To stay ahead in both seasons, ensure your property is well-maintained and marketed across the right platforms. In the high season for short-term rentals, focus on attracting vacationers with competitive rates and attractive amenities. In the high season for long-term rentals, target residents looking for a year-long stay, and consider offering incentives or flexible lease terms.

By understanding Tampa Bay’s rental market dynamics and adjusting your strategies accordingly, property owners can thrive in both the short-term and long-term rental markets, maximizing occupancy and income year-round.

The High Season in Tampa Bay & Fort Myers

For property owners in the Tampa Bay and Fort Myers areas, the "high season" refers to the period of time when demand for rental properties is at its peak. This typically spans from late fall through spring, with the busiest months being from November to April.

Why Does This Season Exist?

The high season is driven by a combination of factors that make these areas especially appealing during the cooler months of the year. Here’s why:

1. Winter Visitors and Snowbirds
   Many people from colder northern states flock to Florida during the winter months to escape freezing temperatures. Known as "snowbirds," these seasonal residents often rent properties for extended stays, typically from one to six months. The demand for rental homes, condos, and apartments surges as they look for a temporary yet comfortable place to stay.
2. Tourism and Events
   Tampa Bay and Fort Myers host numerous events and festivals during the high season, drawing both tourists and temporary workers. Popular events like the Gasparilla Pirate Festival in Tampa or Spring Training for Major League Baseball teams in both Tampa and Fort Myers boost short-term rental demand. With so much going on, visitors are eager to secure lodging close to the action.
3. Mild Weather
   The pleasant weather, characterized by warm temperatures and sunshine, is another factor that makes the region attractive to renters. During the high season, temperatures in Tampa Bay and Fort Myers are ideal for outdoor activities, making these areas perfect for people looking for a getaway or a comfortable place to stay while they enjoy Florida's natural beauty.
4. Longer Stay Rentals
   Beyond just snowbirds, many families and individuals take advantage of the extended holiday season or simply seek a warmer environment for a more prolonged stay. This drives up demand for vacation homes, seasonal rentals, and furnished apartments.

How Property Managers Can Capitalize on the High Season

Now that we understand why the high season occurs, let’s explore how property managers and owners can maximize their rental income during this time.

1. Prepare Your Property

Ensure that your rental property is in top shape before the high season arrives. This might mean performing routine maintenance, refreshing the decor, or upgrading appliances. Cleanliness is also key—properties that are well-maintained and spotless will attract higher-paying tenants and repeat bookings.

2. Increase Marketing Efforts

To stand out in a competitive market, your property needs to be visible. Advertise across multiple platforms such as Airbnb, Vrbo, Zillow, and local listings. With so many visitors looking to book for the winter months, having an online presence that’s easy to find will help attract potential tenants quickly.

3. Set Competitive Rates

Pricing strategy during the high season is crucial. While it’s tempting to increase rates, make sure they remain competitive with similar properties in your area. Research what comparable properties are charging and adjust accordingly. Offering slight discounts for longer stays can also attract snowbirds looking for more affordable extended rentals.

4. Offer Flexible Rental Terms

During the high season, many renters look for short-term or seasonal rental options. Offering flexibility in rental terms—such as month-to-month or three-month leases—can cater to the needs of both snowbirds and vacationers. You might also consider offering furnished properties for a fully turnkey experience.

5. Build Relationships for Future Seasons

Once you’ve successfully secured tenants, focus on building positive relationships. Repeat tenants, especially snowbirds who return each year, are valuable for long-term rental stability. A satisfied tenant is more likely to rebook for the following year and recommend your property to others.

Things to Keep in Mind During the High Season

While the high season presents lucrative opportunities, there are a few things to be aware of to avoid common pitfalls:

• Increased Competition: With more properties available for rent, it can be harder to stand out. High-quality photos, good reviews, and a responsive management style can give you an edge.
• Shorter Lease Terms: Many high-season renters are looking for shorter stays. Be prepared to manage more frequent turnovers and ensure your cleaning and preparation services are efficient to maintain a seamless experience for guests.
• Higher Operational Costs: Increased demand might also bring increased costs, from utility bills to maintenance services. Plan for these potential extra expenses in your budgeting and pricing strategy.

Conclusion

The high season in Tampa Bay and Fort Myers presents a wealth of opportunities for rental property owners and managers. By preparing your property, adjusting marketing strategies, setting competitive rates, and offering flexibility, you can make the most of this peak period. With the right approach, you’ll be able to keep your rental properties full, profitable, and ready to welcome snowbirds, tourists, and seasonal workers who are eager to experience the best of Florida.

If you need help managing your property during the high season, or want advice on strategies to optimize your rental income, don’t hesitate to reach out to a professional property management team who understands the local market dynamics.

You said:

edit it to say that the high season is November to April for short term rentals, and high season is April to October for long term rentals

ChatGPT said:

Maximizing Your Rental Property's Potential: Understanding the High Season in Tampa Bay & Fort Myers

If you're a property owner or manager in the Tampa Bay or Fort Myers areas, understanding seasonal trends is crucial to making the most of your rental property. The rental market in these areas follows distinct seasonal patterns, and knowing when to expect high demand for both short-term and long-term rentals can help you optimize your strategy.

The High Season in Tampa Bay & Fort Myers

In Tampa Bay and Fort Myers, the rental market experiences two separate high seasons based on the type of rental you offer—short-term or long-term.

Short-Term Rentals: November to April

The high season for short-term rentals typically runs from November to April. This period is particularly attractive to visitors, tourists, and snowbirds who come to Florida to escape colder northern climates. These months are marked by an influx of vacationers and seasonal residents, driving demand for short-term rental properties like vacation homes, condos, and apartments.

Why the High Season for Short-Term Rentals?

1. Snowbirds and Winter Visitors
   Snowbirds, people from colder northern states, flock to Florida for the winter months, looking for short-term rental options ranging from one to six months. The sunny weather and warm temperatures are major attractions during this time.
2. Tourism and Events
   Tampa Bay and Fort Myers host several events, festivals, and sporting activities during this period, drawing more tourists. Events like the Gasparilla Pirate Festival in Tampa or Spring Training baseball games in both regions significantly increase the demand for temporary housing.
3. Ideal Weather
   With mild, warm temperatures, outdoor enthusiasts and vacationers find Tampa Bay and Fort Myers to be perfect destinations during the high season. It's the ideal time for visitors to enjoy everything these regions have to offer, from beaches to cultural attractions.

Long-Term Rentals: April to October

While short-term rentals thrive in the winter months, the high season for long-term rentals shifts to the warmer months, from April to October. This is when demand for longer stays, typically for six months or more, peaks. Whether it’s due to people relocating for work or students seeking off-campus housing, the spring and summer months see an uptick in long-term rental demand.

Why the High Season for Long-Term Rentals?

1. Relocation and Job Transfers
   Many people relocate to the Tampa Bay and Fort Myers areas in search of work or a fresh start, often looking for longer-term rental solutions. The warmer months, particularly after school lets out, are prime for moving and settling into a new home.
2. College Students
   For students attending local universities, this period is essential for securing long-term leases. Properties near educational institutions in both regions are especially in demand, as students typically rent for the academic year, from August through May, with many extending their leases through the summer months.
3. The Off-Season for Snowbirds
   While many snowbirds head home at the end of April, the demand for long-term rentals increases as renters seek properties for longer stays. Many people prefer to settle in one place for several months, whether for work or personal reasons.

How Property Managers Can Capitalize on Both Seasons

Understanding the different high seasons for short-term and long-term rentals allows property managers to tailor their approach and optimize revenue throughout the year.

1. Prepare Your Property

For both high seasons, it’s important to ensure your property is in tip-top condition. For short-term rentals, this means focusing on aesthetics, cleanliness, and making your space appealing for quick turnarounds. For long-term rentals, prioritize comfort and practical living spaces.

2. Adjust Marketing Efforts

You’ll need to adjust your marketing strategy depending on the season:

• For short-term rentals: Advertise through platforms like Airbnb, Vrbo, and Booking.com. Highlight the seasonal attractions of the region to capture the attention of snowbirds and tourists.
• For long-term rentals: Focus on platforms like Zillow, Apartments.com, and local rental listings, emphasizing the benefits of a longer stay and proximity to work or educational institutions.

3. Pricing Strategy

• For short-term rentals: Increase rates during the high season (November to April) to reflect the surge in demand. However, keep your pricing competitive with similar properties to avoid overpricing and scaring away potential renters.
• For long-term rentals: The high season for long-term rentals (April to October) may also see an increase in demand, but it’s important to set reasonable rates. Many renters will be looking for stability and affordability, so offer competitive pricing that still reflects the area's desirability.

4. Offer Flexibility

• For short-term rentals: Offer flexible terms, like monthly or weekly leases, to attract tourists and snowbirds who want the option to extend their stay.
• For long-term rentals: Offer lease options that accommodate students or professionals who may need a place for six months or more, allowing for a longer-term commitment.

5. Foster Relationships for Future Seasons

Whether you're managing short-term or long-term rentals, building relationships with tenants can help ensure repeat business. For short-term renters, encourage guests to return next season or recommend your property to others. For long-term renters, fostering positive relationships can lead to lease renewals and referrals.

Things to Keep in Mind During the High Seasons

With two different high seasons to manage, there are a few things to keep in mind:

• Increased Competition: With the influx of renters in both the short-term and long-term markets, competition can be fierce. High-quality listings, excellent customer service, and quick responses will set your property apart.
• Higher Operational Costs: During both high seasons, you may experience increased maintenance costs, utility bills, and cleaning services, so budget accordingly.
• Shorter Leases for Short-Term Rentals: With short-term rentals, the turnover rate will be higher, which means more frequent cleaning and preparation between guests.

Conclusion

By understanding the distinct high seasons in Tampa Bay and Fort Myers for short-term and long-term rentals, property owners and managers can make informed decisions on how to approach each season. Whether you’re catering to snowbirds and tourists from November to April or offering long-term leases to locals and students from April to October, your property has the potential to generate significant revenue year-round.

If you need help managing your property during these busy seasons, reach out to a professional property management team who can help you navigate the demands of both short-term and long-term rental markets.

🌴 Beach Days – Relax at Fort Myers Beach or find a quiet escape at Lovers Key State Park.

🏡 Edison & Ford Winter Estates – Tour historic homes, lush gardens, and Edison's lab.

🌅 Sunset Cruises – Unwind on the water while spotting dolphins and enjoying stunning sunsets.

🏝️ Sanibel & Captiva Islands – Go shelling, bike scenic trails, or dine by the water.

🎶 River District – Explore downtown’s shops, restaurants, and live entertainment.

🐟 Seafood Spots – Try fresh local seafood at The Dixie Fish Co. or Doc Ford’s Rum Bar.

🎣 Boating & Fishing – Rent a boat, join a fishing charter, or cast a line from the pier.

🦩 J.N. "Ding" Darling Wildlife Refuge – Hike or kayak to see manatees, dolphins, and birds.

🚶 Koreshan State Park – Walk historic grounds, kayak, or hike scenic trails.

⚾ Spring Training – Catch the Red Sox or Twins getting ready for the season.

With so much to do, Fort Myers is the perfect place to live and explore. Get out there and enjoy!

As a landlord in Florida, you must know the rules and regulations when it comes to tenants breaking a lease. In this article, we will cover unjustified and justified reasons for early lease termination so that you will be well informed when it comes to your rights as well as your tenants’ rights. 

Rental Agreement in Florida

Having a clear rental agreement is essential. When your tenant signs their lease, it is your responsibility as a landlord to make sure that they are aware of the penalties for unjustifiably breaking a lease, and that they are aware of their rights for justifiably breaking a lease, as well as the possibility of eviction. 

Your rental agreement should also include how much notice a tenant must give you when ending their periodic lease in Florida. In the state of Florida, your tenant must give you the following notice: 

In Florida, tenants are required to provide written notice for lease termination. The number of days required for the notice will depend on the length of tenancy, such as follows:

• 7 days’ notice for Florida tenants who rent on a weekly basis
• 15 days' notice for tenants who rent on a monthly basis 
• Not less than 30 days’ notice for tenants who rent on a quarterly basis
• Not less than 60 days’ notice for tenants who rent on a yearly basis

You should also include your responsibility as a landlord to re-rent the unit.

There is no statute under Florida law that requires landlords to take reasonable steps to re-rent the unit immediately. It is not the responsibility of the landlords in Florida to find new tenants for the rental property when the existing tenants break their lease.

Finally, a solid lease agreement should also include the tenant’s rights to sublet in Florida.

According to Florida law, it is possible for tenants to sublet the rental unit. However, landlords have the right to prohibit subletting, as long as this is clearly stated in the rental agreement. Florida landlords may also require tenants to get approval for subletting by including this clause in the lease agreement. 

Tenants should send a letter requesting the landlord’s approval to sublet the rental unit through certified mail with a return receipt. Any breaking of this could be followed by a deduction to the deposit or eviction. Tenants should include the following important information in the request to sublet:

• Tenant’s reason for subletting or leaving permanently
• Written consent of any co-tenant
• Tenant’s new address during the sublease
• Name of proposed assignee or subtenant
• Permanent home address of the proposed subtenant or assignee
• A copy of the proposed sublease
• Terms of the sublet agreement

If you do not want to allow sublease, then it’s crucial to state this clearly in the lease agreement. It’s important to note that Florida landlords can only deny the tenant’s sublet request or reject the proposed subtenant for legitimate reasons. Florida law clearly states that landlords cannot refuse a sublease without acceptable reasons.

Unjustified Reasons to Break a Lease in Florida

The below reasons are generally not enough justification (on their own) to release a Florida tenant from the lease, and as a result, provide no legal protection against penalties for not honoring the lease.

• The tenant bought a house
• The tenant is relocating for a new job or school
• The tenant is upgrading or downgrading
• The tenant is moving in with a partner
• The tenant is moving to be closer to family

Breaking a lease for any of the above reasons without court approval or in any conditions not previously outlined can have tangible consequences for tenants in Florida. If a tenant would like to break a lease for any of these reasons, the tenant should ask the landlord to agree to a mutual termination. 

Justified Reasons to Break a Lease in Florida

As a landlord in Florida, you must know the justified reasons for a tenant to break a lease early. Below, you will find justified reasons for early termination of a lease:

• Active Military Duty: If your tenants enter the military and become active service members, they may be allowed to break the lease if they are relocated due to deployment or a permanent change of station.
  
   Active service members are protected from penalties for breaking a lease starting on the date of entering duty up to between 30 to 90 days after the date of discharge.
  
  To justify the breaking of a lease in accordance with the relief act, the following conditions must be met:
• The tenants should have signed the lease agreement before entering active duty
• The tenant who is an active service member should remain on active duty for at least the next 90 days
• The tenant must deliver a written notice to the landlord with a copy of the orders to deploy or Permanent Change of Station (PCS), or a letter from their commanding officer stating their pending deployment

• Early Termination Clause: As a landlord in Florida, you can allow a tenant to pre-terminate a lease for an agreed penalty fee. Just make sure to include all terms related to this in the lease contract, including the amount of penalty, as well as the required number of days of notice.
• Violation of the Lease Agreement and/or Landlord-Tenant Law: Landlords in Florida should know and understand the landlord-tenant law to avoid any violations. If a landlord violates any provisions in the law or the lease agreement, the tenant may be allowed to break the lease and be relieved from their own obligations.
• Other Acceptable Reasons: Florida tenants may have other justifiable reasons to pre-terminate a lease, including domestic violence, senior citizen health issues, illegal or unenforceable contracts, and/or non-compliance with mandatory disclosures.

Bottom Line

Now you are well-versed when it comes to breaking a lease in Florida! If you have any questions, please reach out to us here at Ocean Blue Property Management today. We are a leading property management company in Tampa and have been in business for 15 years. We’d love to work with you too! Contact us today.

Whether you see a rodent crawl through the hallway or notice ants in the sink, no one wants to find pests in their personal space. As the property manager, it’s part of your job to prevent pest invasions on your rental property to the best of your ability. 

While a lot of preventive pest control involves the cleaning responsibilities of the tenant, there are things the property manager can do to prevent infestations in Tampa rental properties. 

1. Set Expectations For Your Tenant 

When your tenant moves in, if you fail to provide expectations on how they should treat your property, you may be disappointed with the results. 

Explain cleaning guidelines in writing to prevent miscommunications over the phone or in person. If you have a conversation with your tenant about your expectations over a phone call, following up via email can ensure nothing gets lost in translation. 

The minimum cleaning guidelines you should set for your tenant should include the following: 

• Taking out the trash regularly.

• Sweeping, mopping, vacuuming.

• Cleaning up after cooking and eating.

• Regularly cleaning bathroom appliances, toilet, sink, and shower.

• Reporting any plumbing issues immediately, such as leaks.

Emphasizing that this will prevent pest invasions can help motivate your tenant. If they understand the consequences of improper cleaning, they may be less likely to assume you’re being petty. 

2. Ensure You Have A System For Trash

Throwing away trash is an essential part of pest control. Pests like sugar ants, pavement ants, and American cockroaches in Tampa are attracted to garbage and will flood your property if you do not control them regularly.

Your role is to ensure you have suitable systems as the property manager. Keeping a dumpster on the property and supplying garbage cans to your renters is essential. 

Contact services in your area if you need assistance, such as to supply a dumpster or provide waste collection services. 

3. Be Responsive To Your Tenant 

If your tenant contacts you with a pest concern, such as seeing signs of termite damage, it’s crucial to be responsive. That is because if the matter requires a pest control service, you are legally required to be involved in the process. 

After discussing the concern, if the renter gives you contact information to a pest control company, it’s necessary to contact the company immediately. 

While cleaning is essential for preventative measures, inspections, exclusions, and other pest control services can be vital in keeping pests away. 

4. Learn About Pests

It’s necessary to learn about the possible pests if you want to understand how pest control works.

Common pests in Tampa are: 

• Sugar ants

• Fire ants

• Ghost ants

• German cockroaches

• American cockroaches

• Rodents

• Mosquitoes

• Termites

Different pests leave different forms of damage. For example, chewed-up wires may result from rodents, while decaying wood may be from termites.

Other pests, such as ants and mosquitoes, are more nuisance than damaging. The only exception is carpenter ants, which can damage the wood in your home. 

Mosquitoes, on the other hand, can come with health risks. Viruses such as Zika and Malaria are out there. However, the likelihood of catching a mosquito-borne illness in Tampa is extremely low. 

You can do certain things to prevent mosquitoes on your rental property. First, it’s essential to know that mosquitoes reproduce in shallow, standing water. 

That means puddles, containers, objects pooling water, or untreated pools could be attracting mosquitoes, so it’s crucial to take action so you can reduce the population. 

Ways to reduce standing water:

• Ensure gutters are draining properly. 

• Bring empty flower pots, spare tires, buckets, or anything that can fill with water inside or under covered areas. 

• Make sure you attend to your pool regularly. 

• Replace bird bath water regularly.

• Ensure the lawn isn’t overwatered.

It’s difficult to prevent mosquitoes in Tampa without the help of a pest control company, but understanding these details is a great starting point. 

5. Seal Entry Points

When pests are inside your rental property, it means they have an entrance. Understanding common entry points and sealing them can help prevent severe infestations. 

To find rodent entry points, you can look for signs like droppings, grease marks, bite marks, and footprints. Common spots are cracks and gaps in your foundation, windows, pipes, or electrical wiring. 

Having these entry points sealed is the best way to prevent an infestation. If you don’t want to do this yourself, you can always get help from an expert who can provide rodent exclusion services. 

Ants can enter your property through even tinier entry points. That could be the smallest gaps in your door and windows or even faulty plumbing. 

To seal ant entry points, you can have your plumbing checked out, seal visible entry points with caulk, or contact a pest control professional who can do all the above.

Many states have their own set of rules and regulations when it comes to eviction, and Florida is no different! While needing to evict a tenant is never an ideal situation for a landlord, sometimes it is necessary. That’s why we, as a property manager, have provided a guide to help you navigate the Florida eviction laws.

In Florida, all evictions must follow the same process. The steps in the Florida eviction process are:

1. Landlord provides a written notice
2. The landlord files an eviction complaint with the court
3. Court serves the tenant with Summons and Complaint
4. Court holds the hearing for the eviction and issues a judgment
5. Local sheriff provides tenant with Writ of Possession
6. Sheriff returns possession of the property to the landlord

Typically, an eviction in Florida can take about 2 to 3 weeks, depending on the reason and if the tenant contests the eviction. You cannot perform a constructive eviction, even if the tenant does not pay rent.

Reasons for Eviction

Due to the laws in Florida, a landlord cannot evict a tenant without cause. Legal reasons to evict a tenant include failure to pay rent, staying on the property after the lease ends, violating the terms of the lease agreement, or not upholding tenant responsibilities under Florida law. 

Regardless of the reason, proper notice must always be provided to the tenant if they are to be evicted. You also have to let them know if you’re deducting from their security deposit.

Eviction for Non-payment of Rent

In Florida, a landlord is allowed to evict a tenant for failure to pay their rent on time. First, they must provide a notice of 3 days that states the tenant must either continue paying rent or leave the leased premises. If neither action is taken, then the landlord can file a Florida eviction suit. 

Rent is considered late in Florida the day after it is due. There is no legal grace period for tenants or exceptions for holidays and weekends. Once rent is considered late, the landlord may begin the eviction process in Florida. 

Eviction for End of Lease or No Lease

Florida landlords can evict a tenant when the lease has ended or if there is no lease. This is known as a “holdover tenant” or “tenant at will”. To evict the tenant, the landlord must provide notice for them to move out, which is 15 days for a month-to-month lease.

Once the tenancy ends, if the tenant stays on the property, then the landlord may proceed with the eviction procedure.

Eviction for Violating the Lease Terms

A landlord in Florida can legally evict their tenant if the tenant violated the terms of the lease or fails to uphold their responsibilities as stated by Florida Landlord Tenant Law. 

Some, but not all, violations give the tenant the option to repair the issue to avoid eviction. Regardless of the problem, landlords must provide 7 days' notice before proceeding with the Florida eviction process. A lease violation allows for a legal eviction.

Curable Violations

For some minor violations, tenants may avoid eviction by fixing the problem before the 7 days’ notice is up. Examples can be parking in an unauthorized area, having an unauthorized pet or vehicle, or not maintaining a standard level of cleanliness within the home. 

However, if the tenant repeats the offence within 12 months of the first Florida eviction notice, the landlord is not required to provide the tenant with a chance to fix the issue before starting the eviction procedure. 

Incurable Offenses

For larger or repeated violations, the tenant is not given the option to avoid eviction by fixing the issue. In these cases, the tenant must leave the property within the 7 days’ notice period, or the landlord may continue the eviction procedure. Examples of larger violations can include excessive damage or abuse of the property or illegal activity.

Steps of the Eviction Process in Florida

Step 1: Providing Written Notice

In Florida, the eviction process begins with the landlord providing written notice. This can be delivered in person, via mail, or by leaving the notice in a clearly visible place (ex. Front door). It is crucial that the landlord keeps a signed copy of this notice for proof. 

Step 2: Filing the Florida Eviction Lawsuit

If the tenant remains on the property after the notice period, the landlord may then file an eviction lawsuit in the court of the proper county. This can be done conveniently by using Florida Courts’ e-filing portal.

This complaint should include the landlord and tenants’ names, the address of the rental property, the reason for eviction, and when any Florida eviction notices was provided. 

After being notarized, it's sent to a process server or the county sheriff, who will then serve each tenant. 

Step 3: Summons and Complaint are Served

Once the tenant has been served with the summons and complaint, they have the option to contest the complaint. This response must be in writing and filed within 5 days. 

A tenant contesting the complaint may make the eviction process take longer. If the tenant has a valid reason why the landlord should not evict them (ex, false accusations from the landlord, or the tenant resolving a curable issue), then the court may dismiss the eviction lawsuit if they find the claim to be true. 

If the tenant does not contest the claims, then the eviction will continue with the following steps. 

Step 4: Court Hearing and Judgment

This step is when the landlord moves forward to obtain a Judgment for Possession. 

Both the landlord and the tenant must bring a copy of the lease or rental agreement, the written eviction notice, the complaint, and any evidence to help prove their eviction case to the hearing. If the tenant fails to show up to the hearing, the judge will rule in favor of the landlord. 

Step 5: Writ of Possession is Posted

If the judge rules in favor of the landlord, a writ of possession will then be issued. This is a court order served by a sheriff that gives the tenant 24 hours to vacate the property before being forcibly removed. 

Step 6: Property is Returned

This is when the sheriff returns the rental unit to the landlord by placing a padlock on the unit’s door. If the tenant remains on the rental unit, they may be forcibly removed. 

Bottom Line

If you’re going to invest in real estate, you should know the Florida law regarding things like the eviction process under Florida’s landlord-tenant law. However, navigating the laws and any changes to them can be confusing and tiring. To ensure you’re always up to date on the current laws, get in touch with a property management company like Ocean Blue Property Management.

At Ocean Blue Property Management, we’re dedicated to working with property owners not just to navigate the law, but to make sure their rental property is as profitable as possible. Call us today and find out how we can help you make the most out of your investment.

Disclaimer: This content isn’t meant to be a substitute for professional legal advice from a qualified attorney. If you have a specific question regarding the landlord-tenant law in Florida, Ocean Blue Property Management and our property managers can help. 

Most Florida landlords in Florida charge tenants a security deposit as part of the move-in costs. These tenant's security deposits go towards cushioning them against potential damage that may result from certain lease agreement violations. 

As you have the right to require a security deposit from a tenant, you must abide by certain rules. These rules are contained under Chapter 83 of Florida Statutes and Florida landlord-tenant law. The rules govern anything from collection and return of a tenant’s security deposit, and everything in between. 

The following is everything landlords in Florida should know about the statewide security deposit laws with respect to property ownership. 

Maximum Security Deposit Limit 

In Florida, you can charge whatever amount that you see desire for a security deposit as the security deposit law does not govern the value. 

But this isn’t mean that you should charge your tenants an unreasonably high-security deposit amount. The ideal security deposit should fall anywhere between the equivalent of one to two months’ rent. 

Security deposits will not only ensure that your property remains attractive in the eyes of prospective tenants, but also that you have enough financial cushion against potential lease violations. 

Additional Pet Deposits 

In addition to the deposit, a Florida landlord who allows pets is also allowed to ask for an additional pet deposit. And just like the move-in deposit, it’s imperative that you don’t ask for an absurdly high amount. Typically, most Florida landlords charge anywhere between $200 and $500 for security deposits. 

You should, however, not require tenants with service animals to pay a pet deposit. That’s because disability is one of the protected classes under the Federal Fair Housing Act. The act requires that landlords allow every tenant, including those living with a disability, to be provided an equal opportunity to use and enjoy their rented home.

Of course, disability isn’t the only protected class in the state of Florida. Others are race, color, sex, religion, nationality, familial status, and pregnant individuals.  

Written Notice of Security Deposit 

Once you’ve received the deposit from the tenant, you’ll have 30 days, under security deposit law, to notify them of certain details. Such details include the following. 

• The name and address of the financial institution or depository holding their deposit. 

• The interest rate of their deposit will be accruing on an annual basis. 

• A state required disclosure. 

Storing the Tenant’s Security Deposit 

Florida security deposit law requires landlords to store their tenant’s deposits in one of three ways. One option is to place the deposit in a non-interest-bearing account. The bank holding the non-interest-bearing account must be located in Florida. Also, you must not combine the security deposits with other funds. 

The other option is to store the deposit in an interest-bearing account in a banking institution located in Florida. You’re also prohibited from using the account for other funds other than for storing the tenant’s deposit. You must credit the tenant either 5% simple interest or 75% of the interest earned per year. 

The other option is posting a surety bond. The surety company must be located in the same county as your property. You must credit the tenant 5% simple annual interest on the deposit amount. The bond to the post should be for the lesser of $50,000 or the total security deposit amount you’re holding for all tenants. 

As per Florida security deposit law, if you change how you’re holding the deposit, you must notify the tenant using certified mail within 30 days. 

Allowable Deductions to a Tenant’s Security Deposit 

You may deduct the following from a tenant’s security deposit under Florida landlord-tenant laws. 

• Landlord's claim of unpaid rent at the lease termination 

• Allowable charges under the rental agreement

• Financial injury arising from a lease violation

• Cost of repairing damage exceeding normal wear and tear

Knowing what qualifies as normal wear and tear and excessive damage is important to avoid potential issues when returning a tenant’s security deposit. 

Normal wear and tear simply refer to the deterioration that occurs on a property due to normal, everyday use. Examples of such property damage include loose door handles, a faded carpet, a faded curtain, or a small scratch on a mirror. It’s the landlord’s responsibility to fix these kinds of damage. 

Excessive damage, on the other hand, occurs due to carelessness, negligence, accident, misuse, or abuse by the tenant. 

Examples of these kinds of damage include broken windows, holes in the wall, broken tiles, and missing fixtures. These damages are your tenant’s responsibility to fix. If they move out without fixing them, you can use part or all of their deposit to fix them. 

Security Deposit as Last Month’s Rent 

A security deposit and rent serve two distinct purposes. As such, a tenant must not use their security deposit as last month’s rent. The only exception to this is if there is an agreement in writing between you and your tenant permitting such an arrangement. 

Returning a Tenant’s Security Deposit in Florida 

The timeframe for returning a tenant’s deposit in Florida is 15 days if there are no deductions. 

If you intend to make deductions to any security deposits, then you must notify the tenant about your intention to keep a portion of their deposit within 30 days after they leave. Failure to do so would mean forfeiting your right to withhold any portion. 

After receipt of the initial written notice, the tenant will have 15 days to dispute the charges. If there is no dispute, you must return the remaining portion of the deposit within 30 days. But if the tenant objects to the deductions, then a court solution may be necessary. 

There is a penalty for wrongfully withholding your tenant’s security deposit. You may have to pay the tenant court costs and attorney fees, as well as reasonable damages. 

Bottom Line

Ocean Blue Property Management is a professional Florida property management company in Tampa, FL. Our comprehensive suite of rental property management services can help you overcome any challenges you may be experiencing. Get in touch to get started!

Disclaimer: This blog isn’t a substitute for professional legal advice from a qualified attorney. Also, laws may change and this content may not be updated at the time of your reading. For expert help in any aspect of Florida security deposit laws or Florida landlord-tenant laws, look no further than Ocean Blue Property Management. 

Both both the landlord and the tenants have certain inherent rights and responsibilities under Florida landlord-tenant law. In Florida, they are contained in the FL Statute Chapter 83. 

When renting out a rental property, it’s important that you familiarize yourself with the Florida landlord-tenant law in order to properly discharge your duties. If you’re a landlord in Florida, the following are the basics of the landlord-tenant law that you should know.  

Required Landlord Disclosures 

Tenants in Florida have a right to be provided certain disclosures, under Florida statutes, by their landlord prior to moving in. The disclosures are as follows:

• Lead-based paint. This applies to landlords who rent out units built prior to 1978. Federal law requires that the landlord provide the tenant with information about lead-based paint concentrations. 
• Security deposits. This only applies to landlords who manage at least 5 individual dwelling units. 
• Radon gas. This is a state law that requires landlords to provide their tenants with information regarding the presence of radon gas. You must provide it to your tenant regardless of whether or not radon gas is present in or near the rental unit. 
• Authorized authorities. As a Florida landlord, you’re required by state law to provide your tenants with your names and addresses. In the disclosure, you must also state whether the property is managed by a property manager, and if so, their names and addresses – as well. 

If a landlord fails to advise a tenant of these disclosures, under Florida statutes it could lead to legal action.

Tenants’ Rights & Responsibilities 

Your tenants in Florida have the following rights under Florida law. The right to:

• Be provided the aforementioned disclosures prior to signing the lease and moving in
• Be treated fairly regardless of their race, color, religion, and other protected class under the Florida Fair Housing Act
• Live in a property that abides by the state’s applicable building habitability and health codes 
• Be served a 12 hours advance written notice prior to landlord entry 
• Be notified prior to a rent raise and pay rent at the new rate
• Early written lease termination without penalty under certain conditions or if the written rental agreement permits 
• The refund of their security deposit within 15 days of moving out 
• A judicial eviction process compliant with Florida law 
• Have repairs made within seven days of serving a written notice 

The list of tenant responsibilities for Florida tenants under the Florida landlord-tenant laws includes the following:

• Making timely rent payments and not withhold rent unless legally justified by Florida state law 
• Not causing excessive property damage to the unit 
• Maintaining the unit in a safe and habitable condition as per the rental agreement 
• Keeping the unit clean and sanitary in accordance with the lease agreement 
• Keeping the plumbing, electrical, and other dwelling fixtures clean and sanitary 
• Using the provided facilities in a reasonable manner 
• Respecting the peace and quiet of neighbors and other tenants 
• Repairing the damage that they cause and not withhold rent for repair unless instructed

If the tenant fails in adhering to their duties under the Florida laws, then they may be liable for a breach of the Florida residential landlord-tenant act. 

Landlords’ Rights & Responsibilities 

Florida landlords have the following rights under Florida statutes in the state of Florida. The right to:

• To have the tenant pay rent at the agreed-upon rate
• Make allowable deductions to the security deposit 
• Evict a tenant for violating the lease agreement 
• Be given reasonable notice of needed repairs or maintenance issues 
• Be notified prior to a tenant moving out at the end of the term 
• Raise rent for any reason 
• Charge whatever late fee when the rental payments fall late 
• Enter rented premises to carry out important landlord responsibilities 
• Reject renting to a tenant that doesn’t qualify. That said, the grounds must not have a discrimination basis. 
• Create a lease agreement 

Equally, Florida landlords have certain responsibilities that they must abide by. Common landlord responsibilities include the following. 

• Provide a habitable living space 
• Make requested repairs within a period of 7 days after being notified 
• Remove any disturbances or annoyances that impact a tenant’s quiet enjoyment of their rented premises 
• Abide by the Florida eviction law when removing tenants for violating the lease agreement and to provide a eviction notice when needed 
• Handle a tenant’s security deposit in accordance with Florida’s security deposit rules 
• Notify the tenant prior to raising the rent at the end of a tenancy cycle 
• Treat all tenants equally regardless of their race, color, religion, or any other protected class 
• Provide the tenant with certain mandatory disclosures as already aforementioned 

Overview of Florida’s Landlord-Tenant Law 

Habitability 

Florida landlords are required to provide a habitable living space to their inhabitants. In Florida, you must provide your tenant the following under the warranty of habitability:

• Electrical outlets and wiring
• Water
• Plumbing/sanitation
• Dwelling structures

You may also have to provide other facilities in accordance with the rental agreements. For example, heating, adequate ventilation, and pest control. 

Repairs 

You have a responsibility to maintain any amenities that you have provided to your tenant. And this may include those that the law didn’t even require you to provide in the first place, such as air conditioning. 

Once your tenant has requested a needed repair in writing, you’ll have 7 days to have it fixed. If you don’t, your tenant may have some options to pursue. Including, withholding future rent payments until you make the repairs. 

Tenant Evictions 

You can evict your tenant for the following reasons in the state of Florida:

• Nonpayment of rent
• End of lease term
• Violation of the lease terms

But even so, it’s only the court that can order a tenant eviction. You cannot conduct a “self-help” eviction process by changing the locks or removing your tenant’s belongings. These actions are illegal and your tenant can sue you for damages. 

Security Deposits 

You have a right to require a security deposit from your Florida tenant under the security deposit laws. However, you must handle it in accordance with the state’s security deposit rules. The following are some of those rules: 

• Return the remaining deposit within 15 days after moving out. 
• Make deductions only for allowable reasons such as for unpaid rent. 
• Store the tenant’s deposit in either of three ways: interest-bearing account, non-interest bearing account, or post it as a surety bond. 
• If selling the dwelling unit, transfer the security deposit to the new real estate investor. 

Housing Discrimination

In Florida, tenants are protected from housing discrimination on the basis of 8 classes. These are race, color, religion, nationality, religion, disability, gender, familial status, and pregnancy status. 

The Florida Fair Housing Law is enforced by the state’s Commission on Human Relations (FCHR). 

Bottom Line

Ocean Blue Property Management offers full-service property management services in Tampa and the surrounding areas. Get in touch to get a free quote!

Disclaimer: This content isn’t meant to be a substitute for professional legal advice from a qualified attorney. If you have a specific question regarding the Florida landlord-tenant law, Ocean Blue Property Management can help. 

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