Florida Accessibility Modifications: Who Pays and How?

As a renter in Florida, you have important rights under both federal and state law when it comes to accessibility and disability accommodations. If you or someone in your household needs modifications to make your rental more accessible, it’s essential to understand who is responsible for covering the costs, how to request changes, and the legal protections available to you.

Understanding Disability Accommodation Rights in Florida Rentals

Florida renters with disabilities are protected by the federal Fair Housing Act (FHA) and the state Florida Fair Housing Act. These laws make it illegal for landlords to refuse reasonable accommodations or modifications for tenants with disabilities.

What Are Accessibility Modifications?

• Installing grab bars in the bathroom
• Lowering countertops
• Widening doorways for wheelchair access
• Adding accessible door handles or ramps

These changes help renters enjoy the full use of their homes, safely and independently.

Who Pays For Accessibility Modifications?

Generally, in Florida, the renter is responsible for paying for the costs of accessibility modifications they request. However, there are guidelines to protect both renters and landlords during this process.

• The landlord must allow reasonable modifications to rental units and common areas.
• The renter pays for the modification, unless the property is federally funded (such as public housing), in which case the landlord may be responsible.
• The landlord can require the work to be done professionally and may ask for proof of permits if needed.
• Landlords can ask tenants to restore the property to its original condition when they move out, but only if the changes would affect future tenants.

For more, see the HUD guide to reasonable modifications.

What Kind of Modifications Must Landlords Allow?

Landlords must allow changes that are "reasonable." A modification is "reasonable" when it is necessary for a person with a disability to have full use and enjoyment of their rental home.

• It cannot fundamentally alter the building or cost an excessive amount (relative to the situation).
• Minor repairs or cosmetic changes are generally not required.

How To Request Modifications: Forms And Process

While there is no statewide official "Reasonable Modification Request" form in Florida, you should make your request in writing. Many local housing authorities suggest clearly stating your needs and including proof of disability if applicable (such as a doctor’s note, but not disclosing the diagnosis itself).

• When to use: When you require physical changes to your unit for accessibility.
• How to use: Write a letter or complete a request form offered by your landlord or property manager. You can use a model format like the HUD sample accommodation request letter.
• Where to submit: Deliver to your landlord or property office. Keep a copy for your records.

If your landlord denies your request or you believe your rights are violated, you can file a complaint with:

• HUD Office of Fair Housing and Equal Opportunity
• Florida Commission on Human Relations (FCHR) – This is the official tribunal that handles housing discrimination cases in Florida.

To file a complaint with FCHR, use their Housing Discrimination Complaint Form. This form is used when you believe you've been denied reasonable accommodation or modification due to a disability. Fill out and submit according to the instructions on the form.

Relevant Legislation for Renters

• Florida Statutes Chapter 83 - Landlord and Tenant (covers rental agreements and tenant rights)
• Florida Fair Housing Act - Section 420.516
• Federal Fair Housing Amendments Act

FAQs: Accessibility Modification Costs and Florida Rental Law

1. Can my Florida landlord refuse needed accessibility modifications?
   Landlords must allow reasonable modifications if you pay for them, unless it would cause extreme hardship or building code issues.
2. Do I need to restore the apartment when I move out?
   Landlords can require restoration if the modification would impact a future tenant, but only to reasonable and necessary extent.
3. Does my landlord ever have to pay for accessibility changes?
   Usually, you pay as the renter. If you live in government-funded housing, the property may be required to cover certain changes.
4. What if my landlord ignores my written request?
   Document your communication and consider filing a complaint with the Florida Commission on Human Relations or HUD.
5. Is there a deadline to file a housing discrimination complaint in Florida?
   You must file within one year of the alleged discriminatory act.

Conclusion: Key Things for Florida Renters to Remember

• You have the right to request reasonable modifications in your Florida rental to make it accessible
• In most cases, the tenant pays for modifications, but restoration may be required upon moving out
• Know the official forms and legal process—if denied, state agencies can help protect your rights

Understanding these steps ensures fair treatment and empowers you to live comfortably and safely in your rental.

Need Help? Resources for Renters

• Florida Commission on Human Relations (FCHR): Housing Discrimination Complaints
• HUD Fair Housing Complaint Information
• Florida Housing Finance Corporation: Renter Resources
• Florida Statutes Chapter 83 – Landlord and Tenant Law

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1. Fair Housing Amendments Act (1988)
2. Florida Fair Housing Act, Section 420.516
3. Florida Statutes Chapter 83 – Landlord and Tenant
4. Florida Commission on Human Relations (FCHR): Housing Discrimination Complaints
5. HUD Office on Fair Housing and Equal Opportunity: Complaint Process

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