Florida Rental Utility Laws: Who Pays and What to Know

If you’re renting a home or apartment in Florida, it’s important to know who pays for electricity, water, gas, trash collection, and other utilities. The answer depends largely on your lease agreement and Florida’s rental laws. This guide explains your rights, what your landlord must provide, and the key details renters should look for regarding utilities and billing.

Utility Bills in Florida Rentals: Lease Agreement Is Key

Florida law does not require landlords to pay for utilities by default. Instead, utility payment responsibility is determined by your lease agreement. The lease should clearly state whether the landlord or tenant must pay for:

• Electricity
• Water and sewer
• Gas
• Trash and recycling services
• Cable, internet, or phone (if available)

If your lease does not mention utilities, ask your landlord before signing. If there’s any doubt, get the agreement in writing to avoid disputes later.

Common Utility Arrangements in Florida Rentals

Utility arrangements in Florida rentals vary, but typically fall into three categories:

• Tenant pays all utilities: Most common scenario, especially in single-family rentals. The tenant sets up accounts and pays providers directly.
• Landlord pays some or all utilities: Often in multi-unit buildings, landlords may keep some utilities (like water/trash) in their name and include the cost in rent or bill tenants back monthly.
• Shared meters (“master metering”): When units share a single utility meter, landlords must disclose how costs are allocated and ensure billing is fair and transparent.

What Florida Law Says About Utilities

The Florida Residential Landlord and Tenant Act (Chapter 83, Part II) governs rental housing in the state.¹ According to Section 83.51, landlords must provide "functioning facilities for heat during winter, running water, and hot water" unless otherwise agreed in writing.² However, there is no statewide law requiring landlords to pay other utility bills unless the lease says so.

If a Landlord Controls Utilities

• If the landlord keeps utilities in their name and bills tenants back (“submetering”), they must give advance notice and explain billing practices.
• If service is interrupted due to the landlord's nonpayment (and tenants have paid their rent), this may be a violation of your rights.

What To Do if Utilities Are Shut Off or Not Provided

Florida law prohibits landlords from shutting off or interrupting utility services to force a tenant to leave. This is considered an unlawful "constructive eviction." If your landlord does this, you may have the right to break your lease or seek damages.

Official Forms and How To Use Them

• Seven-Day Notice to Cure (Florida Bar Form 83.56): Use this form to request your landlord fix a utility-related issue, like restoring water or electricity. Deliver in writing and keep a copy. Download Florida Bar residential forms.

Example: If your landlord has unlawfully shut off water service, you can use the Seven-Day Notice to Cure to formally demand restoration. This sets the stage for further legal action if the problem isn't fixed.

Resolving Utility Disputes in Florida

If your landlord fails to provide required utilities, or improperly charges you for them, you can file a complaint with local code enforcement or seek mediation through your county court. Florida’s official venue for landlord-tenant disputes is your local county court (often called "County Civil Court").³

How to File a Complaint:

• Document all communications with your landlord.
• Use a Seven-Day Notice to request a fix, if applicable.
• If unresolved, file a complaint with local authorities or seek help from the court.

For severe issues threatening your health or safety, contact your city’s code enforcement office or the Florida Department of Business and Professional Regulation.

FAQ: Florida Rental Utility Laws

1. Who pays for utilities in a Florida rental?
   It depends on your lease agreement. Most often, tenants pay utilities directly unless the lease states otherwise or the landlord includes utilities in the rent.
2. Can a landlord disconnect my utilities if I don't pay rent?
   No. Under Florida law, landlords cannot legally shut off a tenant's utilities to force payment or make them leave.
3. What should I do if the landlord fails to provide required utilities?
   Send a written notice using the Seven-Day Notice to Cure. If unresolved, contact local code enforcement or your county court.
4. What is master metering and how does it affect me?
   Master metering means all units share a utility meter. The landlord must clearly explain cost allocation, usually in the lease.
5. How can I confirm what utilities I'm responsible for?
   Check your lease carefully and ask your landlord for written clarification before signing.

Conclusion: Key Takeaways for Florida Renters

• Your lease determines who pays for each utility in a Florida rental.
• Landlords cannot disconnect utilities to force you out or as retaliation.
• Put all agreements about utilities and billing in writing to avoid disputes.

Make sure to clarify all utility responsibilities before moving in. If problems arise, use official notices or seek local legal help.

Need Help? Resources for Renters

• Florida County Civil Court landlord-tenant information
• Florida Department of Business & Professional Regulation (tenant/landlord complaints)
• Florida Bar–Consumer Landlord-Tenant Guide & Forms
• Local code enforcement (search your city or county website for housing/code enforcement)

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1. Florida Residential Landlord and Tenant Act – Chapter 83, Part II
2. Section 83.51 – Landlord’s obligation to maintain premises
3. Florida Court System – Landlord-Tenant Law

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