Overview
The Florida Realtors® Residential Lease for an apartment or unit in Multi-Family Rental Housing is the standard lease most Miami agents use when listing a condo for rent, and it can only be written for a term of one year or less. It covers rent, deposits, maintenance responsibilities, landlord access, and default remedies, and references the Florida Residential Landlord and Tenant Act throughout. One detail worth getting right: if the lease includes an early termination fee or liquidated damages clause, Florida law caps that fee at no more than two months' rent, not the other way around.
What Is the Florida Realtors Multi-Family Residential Lease?
This lease is a legal agreement between landlord and tenant, drafted by Florida Realtors and the Florida Bar, that sets the terms of a tenancy in a multi-family rental property like an apartment or condo building. It typically covers:
- The duration of the tenancy
- The rent amount and security deposit
- Landlord and tenant responsibilities
- Building rules and regulations that apply
It also spells out how the lease can be terminated and who's responsible for repairs, which helps protect both sides if a dispute comes up.
Limitations of This Lease
This lease is built specifically for units inside an apartment or condo building — it's not meant for single-family homes, duplexes, or triplexes. A real estate agent using this form can only draft it for a term of up to one year and can't modify its underlying language. If you want a lease longer than a year, you'd use a different lease, typically one drafted by an attorney, sent directly to the tenant outside the standard Realtor form.
What's in the Lease?
Components of the lease typically include:
- Name, email, and phone number for the property owner and tenant
- Description of the property, including any special provisions or restrictions
- Rent amount and due date
- Security deposit and advance rent
- Maintenance responsibilities
- Utilities included in rent
The lease also establishes:
- The landlord's access to the unit
- Prohibited landlord actions
- Casualty damage provisions
- Defaults and remedies
- Subleasing terms
- Risk of loss
The Florida Residential Landlord and Tenant Act (Chapter 83, Part II) is referenced throughout for both landlord and tenant to consult. For a deeper walkthrough of the lease itself, see our Florida Realtors® Residential Lease explainer and our lease FAQ guide.
Lead-Based Paint Disclosure for Pre-1978 Condos
If your Miami condo or apartment is in a building constructed before January 1, 1978, federal law requires disclosing all known information about lead-based paint to prospective tenants and providing them with the required lead-based paint educational materials. This section of the lease exists to satisfy that federal disclosure requirement.
Early Termination Fee and Liquidated Damages
An early termination fee (or liquidated damages clause) lets a tenant end the lease before its term is up in exchange for a set fee, rather than remaining liable for the full remaining rent. Under Florida law, this fee is capped: it cannot exceed two months' rent, and the lease must clearly disclose the fee amount and the notice period the tenant is required to give — up to 60 days — before terminating early. Both landlord and tenant must agree to this option in writing when the lease is signed; it isn't automatic.
