Overview
A strong tenant-landlord relationship starts with a welcome letter and clear expectations from move-in, and gets reinforced through responsiveness, reasonable handling of repairs, and regular communication. Florida law requires at least 24 hours' notice before non-emergency entry, restricted to between 7:30 a.m. and 8:00 p.m. Note: Miami-Dade's Tenant's Bill of Rights ordinance and its separate 60-day rent increase notice requirement were preempted by state law and are no longer enforceable; landlords should follow Florida's statewide standards, which don't require written notice before a rent increase on a month-to-month tenancy beyond what's specified in the lease.
Introduce Yourself to Your New Tenant
If you've hired an agent or property manager, you may not interact directly with your tenant through the leasing process, after the lease is signed, the association approves the tenant, and keys are handed over. A welcome letter is good practice regardless, setting a positive tone from day one and giving the tenant a direct point of contact.
It's also good practice to have a phone conversation with the tenant during the screening process, before the lease is even signed.
Be Accommodating, Within Reason
Be accommodating to reasonable tenant requests. If a maintenance issue comes up, resolve it promptly. Addressing concerns as they arise shows tenants you value their input and are invested in the relationship, not just the rent check.
If rent is late, reach out to understand what's going on before jumping straight to a formal notice.
Be Responsive to Tenant Concerns
Responsiveness builds trust. When a tenant reaches out with a problem, address it as soon as practical.
- Respond quickly to inquiries and requests.
- Communicate clearly and openly about any issue.
- Listen carefully and address concerns in a timely manner.
- Offer potential solutions where possible.
- Show empathy and understanding.
- Follow up to confirm the concern was actually resolved.
Be Reasonable About Repairs and Maintenance
Repairs come up over time, and being reasonable about them matters. Landlords need to acknowledge needed repairs promptly; failing to make necessary repairs can give tenants grounds to withhold rent or pursue lease termination under Florida law.
When a repair request comes in, assess whether it needs immediate attention or can wait a few days.
Typically requires immediate attention:
- A broken water pipe or significant plumbing issue
- A fire or electrical hazard
- A failure of the cooling system
- A significant pest infestation, such as rats or termites
- A severe clog or sewer backup
Typically non-emergency:
- A minor plumbing issue, such as a clogged drain
- A broken window or door
- A minor electrical problem, such as a faulty switch or outlet
- A small leak or minor water damage
- A minor pest issue
- Worn carpet or flooring
- A small hole in a wall or ceiling
- A loose tile or damaged countertop
- A loose railing or handrail
A tenant may consider something urgent that you see as minor. Talk it through and agree on a specific repair timeframe rather than leaving it open-ended.
Follow Up After Repairs Are Made
Check in with the tenant once a repair is complete to confirm the issue was properly resolved and they're satisfied with the work. Following up also gives you a chance to catch any other issues early, and it reinforces to the tenant that you care about their living experience.
Communicate Regularly
Regular communication heads off small issues before they turn into bigger problems. Email, text, or even a note on the door all work, as long as it happens consistently. Put expectations in writing from the outset to avoid misunderstandings down the road, and respond to tenant questions or concerns promptly.
Respect Tenant Privacy
Tenants need to feel like they have real privacy in their own home. Florida law allows landlords to enter with reasonable notice, defined specifically:
- Tenants can't unreasonably withhold consent for entry to inspect, show, repair, decorate, alter, improve, or service the unit.
- Landlords may enter at any time to protect or preserve the premises, such as in an emergency.
- For repairs, reasonable notice means at least 24 hours before entry.
- Non-emergency entry must generally occur between 7:30 a.m. and 8:00 p.m.
- If a tenant has notified the landlord of an intended absence and rent is current, entry requires the tenant's consent or must be for protection of the premises.
This right of access should never be used to harass a tenant. Note that Miami-Dade's separate Tenant's Bill of Rights ordinance, which once layered additional local requirements on top of these state rules, was preempted by state law and is no longer enforceable; the statewide standards under Florida Statute 83.53 govern landlord access statewide, including in Miami-Dade.
Give Ample Notice for Lease Renewal and Rent Increases
As a lease term winds down, give the tenant written notice of your renewal plans in a reasonable timeframe, ideally 60 to 90 days out, so they have time to plan whether to renew, move, or negotiate. Note that Miami-Dade's local ordinance requiring 60 days' notice specifically for rent increases was also preempted and is no longer separately enforceable; Florida's statewide landlord-tenant law doesn't impose a specific advance-notice requirement for rent increases on a fixed-term lease renewal, though your own lease terms may. As a best practice, giving tenants ample notice, whether you're renewing at the same rate, raising rent, or offering a month-to-month option at a new rate, still builds goodwill and reduces turnover.
