Florida Renter Rights: Sub-Metering vs. Master Meter Explained

When you rent a home or apartment in Florida, the way utilities are billed can affect your costs and rights as a tenant. Understanding sub-metering and master meter systems is crucial to protecting your finances and knowing what your landlord can (and can't) do.

How Utilities Are Billed: Master Meter vs. Sub-Metering

Florida rental properties typically use one of two billing systems:

• Master Meter: The landlord receives one utility bill for the entire building, then divides costs or includes them in rent.
• Sub-Metering: Each unit has its own meter, so tenants pay only for the utilities they personally use.

Landlords may choose either system, but both have rules about fairness and disclosure under Florida law.

What Is Sub-Metering?

In a sub-metered property, each rental unit has an individual meter for water, electric, or gas. Tenants pay the direct cost of their own use, based on monthly readings. Landlords cannot charge more than what the utility company charges them.

How Master Meter Billing Works

With a master meter setup, there is only one meter for the entire property. The landlord pays the full bill and can:

• Include utilities in the rent, or
• Divide costs among tenants (usually by unit size or number of occupants)

The method must be clearly outlined in your written lease.

Your Rights as a Florida Renter

• Landlords must disclose in the lease how you are billed for utilities (Florida Statutes § 83.51).
• Charges cannot exceed the actual amount billed by the utility provider.
• Landlords must not unfairly disconnect utilities or use utility shutoff as a reason for eviction.
• If repairs or maintenance are needed for meters or utility systems, the landlord is responsible for timely fixes.

Even if utilities are paid separately, landlords are still required by law to provide conditions that meet health and safety standards.

Official Forms and Where to Use Them

• Florida Department of Agriculture and Consumer Services (FDACS) Consumer Complaint Form
  When to use: If you believe your landlord is overbilling for utilities, submit this online form.
  File a Consumer Complaint (FDACS)
• Notice of Noncompliance to Landlord
  When to use: If your landlord fails to make repairs to meters or utility systems, you can send a notice to request repairs within 7 days.
  See the official resource on Tenant Rights (Florida Bar) for sample letters.

How to Address Utility Billing Issues

If you suspect your utility charges are incorrect or your landlord is not following the legal requirements:

• Review your lease to confirm the billing method
• Request meter readings and breakdowns of charges, if sub-metered
• Communicate in writing with your landlord regarding your concerns
• If problems persist, file a consumer complaint with FDACS or seek mediation through your local county's housing office

Key Florida Agencies and Legislation

• Florida Department of Agriculture and Consumer Services (FDACS) oversees utility complaint investigations. See their utility services information.
• County Housing Offices may offer mediation and tenant support; check your county's official resources.
• Official legislation: Florida Residential Landlord and Tenant Act, especially Section 83.51 (Landlord’s obligation to maintain premises) and Section 83.67 (Prohibited practices).
• For official tenancy disputes, most renters will need to contact their local county court, as Florida does not have a single statewide tribunal. Find information about landlord-tenant court procedures.

FAQ: Utility Billing and Tenant Rights in Florida

1. Can my landlord shut off my utilities to force me to move out?
   No. State law strictly prohibits landlords from disconnecting utilities to make a tenant move out. This is considered an illegal eviction practice and you may have remedies under Florida law.
2. What if I think my landlord is overcharging me on a sub-metered bill?
   You can request a copy of the utility bill and a breakdown of charges. If it still seems inaccurate, file a complaint with FDACS and keep copies of your written communications.
3. Is my landlord allowed to profit from my utility payments?
   No. Your landlord cannot charge you more than the rate billed by the utility company.
4. Should my lease specify how I'm being billed for utilities?
   Yes. The lease must state whether utilities are master metered, sub-metered, or included in rent, and exactly how charges are calculated.
5. Who fixes broken meters or utility systems?
   Your landlord is responsible for keeping meters and utility systems in good working order and for making timely repairs.

Summary: What Florida Renters Should Know

• Ask your landlord or property manager to clarify if your home is sub-metered or master metered before signing your lease.
• Monitor your bills and always get a breakdown of charges for transparency.
• Report any suspected overcharges or illegal shutoffs using official complaint channels.

Understanding your rights regarding utility billing can prevent unexpected costs and help you resolve disputes quickly.

Need Help? Resources for Renters

• Florida Department of Agriculture and Consumer Services – Utility Regulation: Information on utility billing and complaints.
• Submit a Consumer Services Complaint (FDACS): Online complaint form for utility or landlord billing issues.
• Florida Bar – Consumer Guide to Tenant Rights: Advice on leases, repairs, utility billing, and more.
• Florida Courts Landlord-Tenant Information: Official info on filing disputes and court resources.

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1. Florida Residential Landlord and Tenant Act (Chapter 83, Part II)
2. FDACS Utility Services
3. Florida Bar – Consumer Guide to Tenant Rights
4. Florida Courts Landlord-Tenant Information

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