Florida Renters Guide: Emergency Exit Lighting Laws

Understanding emergency exit lighting standards can help Florida renters ensure their homes are safe and legally compliant. Florida law requires landlords to maintain working emergency lighting in common areas of multi-unit rentals for safe evacuation during power outages or emergencies.

What Are Emergency Exit Lighting Standards?

Emergency exit lighting refers to specialized lights that automatically turn on if the regular power supply fails. These lights are usually found in hallways, stairwells, or exit routes of apartment buildings. The goal is to help residents safely exit in case of a fire, hurricane, or other emergencies.

Laws Setting the Standards in Florida

Two main authorities set these standards in Florida:

• Florida Department of Business and Professional Regulation (DBPR) regulates safety codes in residential buildings.
• The Florida Fire Prevention Code integrates national standards, mainly the NFPA Life Safety Code (NFPA 101), requiring emergency exit lighting in shared areas of multi-family rentals.

The Florida Residential Landlord and Tenant Act requires landlords to comply with all housing, building, and health codes, which cover these lighting requirements.^[1]

How Does This Affect Renters?

If you rent an apartment or condo in Florida, your landlord must ensure that:

• Exit routes (like corridors and stairs) are equipped with working emergency exit and directional lighting.
• Exit signs are always visible and illuminated—battery-powered in case of power failure.
• These systems are regularly checked and maintained in working order.

Common Issues Renters May Face

• Exit lights that do not turn on during outages
• Broken or missing exit signs
• Dimly lit common hallways threatening evacuation safety

If you notice any of these issues, it is important to notify your landlord in writing.

Your Rights and Steps to Take

Florida renters have the right to a safe and compliant living environment. Here’s how you can address emergency exit lighting problems:

• Contact your landlord or property manager in writing and request prompt repairs.
• If there is no response or repairs within a reasonable time, you may contact your local code enforcement office or fire marshal.

Relevant Official Forms

• Florida Residential Landlord/Tenant Complaint Form
  Landlord/Tenant Complaint Form (FDACS-10186) — Use if your landlord will not address safety violations. Example: You report a broken emergency exit light and the landlord fails to repair it within a reasonable period. Submit this form to the Florida Department of Agriculture and Consumer Services (FDACS).

Filing a Complaint: Action Steps

• Document the safety issue with photos and written description.
• Send written notice to your landlord requesting repairs (keep a copy).
• If unresolved, fill out the FDACS Landlord/Tenant Complaint Form above and submit per its instructions.

To resolve ongoing disputes, Florida renters may also contact the local housing code enforcement office or the Florida Court System—the circuit courts handle landlord-tenant cases in Florida.

FAQ: Florida Renters and Emergency Exit Lighting

1. What should I do if the emergency exit lights in my building aren’t working?
   Contact your landlord in writing with details. If the lights remain broken, file a complaint with code enforcement or use the FDACS Landlord/Tenant Complaint Form.
2. Are landlords legally required to provide working emergency exit lighting?
   Yes, under the Florida Fire Prevention Code and state housing laws, landlords must ensure exits and common areas have proper emergency lighting.
3. Can I withhold rent if emergency lights are not fixed?
   Withholding rent is risky. Speak to a lawyer first, or follow official legal procedures if the issue makes your unit uninhabitable. Unlawful withholding can result in eviction.
4. Which tribunal handles emergency lighting or safety complaints for renters?
   Florida’s circuit courts address landlord-tenant cases. For code violations, contact local code enforcement or the fire marshal.
5. Is there a specific form for emergency lighting complaints?
   The main form is the Landlord/Tenant Complaint Form (FDACS-10186) for all habitability or safety issues, including emergency lighting.

Conclusion: Key Takeaways for Florida Renters

• Florida law requires landlords to maintain working emergency exit lighting in multi-unit rental buildings.
• If lighting isn’t working, document the issue and notify your landlord in writing.
• Unresolved issues can be reported using the FDACS complaint form or to code enforcement.

Ensuring your building meets emergency exit lighting standards keeps you and your neighbors safe in an emergency.

Need Help? Resources for Renters

• Florida Landlord/Tenant Complaint Form (FDACS-10186)
• Florida Department of Business and Professional Regulation
• Florida Fire Marshal’s Office – Fire Prevention Code Info
• Florida Courts – Landlord/Tenant Cases

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1. Florida Residential Landlord and Tenant Act (Fla. Stat. § 83.51)
2. Florida Housing and Health Codes
3. NFPA 101: Life Safety Code

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