Florida Landlord Repair Timelines: What Renters Should Know

If you’re renting a home or apartment in Florida and something breaks—like the air conditioning, plumbing, or heating—it’s natural to wonder how quickly your landlord must respond. Florida law has clear rules for landlords when it comes to repairs and maintaining a habitable living environment. Understanding these timelines helps protect your rights and lets you know what to do if repairs are delayed.

Landlord Repair Responsibilities in Florida

Florida's Residential Landlord and Tenant Act requires all landlords to maintain their rental properties in a condition that is safe and habitable. This means your home should have working plumbing, heating, pest control, clean and safe common areas, and more.^[1]

How Long Does a Landlord Have to Fix Maintenance Issues?

The exact amount of time a landlord has to fix a problem varies. Under Florida Statutes Section 83.51, the landlord must act “within a reasonable time” after receiving written notice of the problem. The law doesn’t provide a specific number of days, but here’s how it usually works:

• Urgent or essential repairs (such as loss of heat, water, electricity, or issues that threaten health/safety): Usually expected to be fixed within 7 days from receiving your written notice.
• Non-urgent repairs (like minor appliance or fixture fixes): Should be addressed promptly, typically within 7–14 days, but timelines can depend on the severity.

Keep in mind: Always send requests in writing and keep a copy for your records.

What If Repairs Are Not Made?

If your landlord doesn’t make necessary repairs within a reasonable time after written notice, Florida law lets you take further steps. For serious issues affecting health or safety, you may have the right to withhold rent or terminate the lease, but you must follow correct procedures to protect yourself legally.

Official Notice Forms Renters Should Use

• Notice to Landlord: 7-Day Notice to Cure
  This form is used when you need your landlord to fix a serious issue—like broken plumbing, AC, or security locks. You must provide a written notice giving your landlord 7 days to repair the problem before you can take further steps.
  Download the 7-Day Notice to Cure Form (PDF)
  Example: If your air conditioning stops working in July, send this notice. If the landlord doesn't fix it in 7 days, you may withhold rent or end your lease according to the law.

What Happens Next?

If the landlord does not make repairs even after you sent proper notice, here are your options:

• Withhold rent (for serious health or safety violations), following the required legal process
• Terminate your rental agreement and move out
• File a complaint or seek mediation through the local county court or code enforcement

For either witholding rent or terminating the lease, you can learn more about correct procedures in Florida Statutes Section 83.56.

Key Takeaway: Florida law requires “reasonable time” for repairs—but for urgent issues, 7 days after giving written notice is a common standard. Always follow up in writing.

Who Handles Rental Disputes in Florida?

Florida does not have a statewide residential tenancy tribunal. Most rental disputes are handled by the Florida State Courts (typically county courts) or local code enforcement agencies. For habitability and repairs, renters may file a complaint with their local code enforcement office if the landlord is unresponsive.

FAQs: Landlord Repair Timelines in Florida

1. What qualifies as an emergency repair in Florida?
   Any issue that threatens your health or safety, like no running water, broken locks, heating failures, severe leaks, or exposed wiring, is considered an emergency under Florida law.
2. Can I withhold rent if my landlord ignores repair requests?
   Yes, but only if you provided proper written notice and the issue is serious (affecting health or safety). Be sure to follow the formal steps under Florida law or consult an attorney, as mistakes can risk eviction.
3. How do I submit a 7-Day Notice to Cure?
   Fill out the official form, describe the problem, and keep a copy. Send the notice to your landlord by certified mail or another traceable method.
4. What if my landlord starts repairs but doesn't finish them?
   If repairs are not completed within a reasonable time after notice, you may still have the right to withhold rent or terminate the lease—but document all communications and steps taken.

Conclusion: Key Takeaways for Florida Renters

• Landlords must fix habitability issues in a reasonable time—usually within 7 days for urgent problems.
• Always make repair requests in writing and keep proof of delivery.
• If repairs are not made, follow proper legal steps before withholding rent or ending your lease.

Knowing your rights and Florida’s requirements for repairs protects you from unsafe or unhealthy housing situations.

Need Help? Resources for Renters

• Florida State Courts – Information on tenant/landlord filings and procedures
• Florida Bar: Tenant Rights – Explains your rights and responsibilities under Florida law
• Florida Department of Business and Professional Regulation – Enforcement and complaints
• Local county code enforcement – Find your local office to report unsafe conditions
• Florida Residential Landlord and Tenant Act

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1. Florida Statutes Chapter 83 – Residential Landlord and Tenant Act
2. Florida State Courts official website
3. Section 83.51 – Landlord’s obligation to maintain premises
4. Section 83.56 – Termination of Rental Agreement
5. Official 7-Day Notice to Cure form (PDF)

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