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FL · Tier 1 — primary-source verified

Florida residential lease decoder

Plain-English per-clause-type enforceability for Florida residential leases. Each rule below pins to the Florida state-legislature citation when verified, or to a "pending verification" placeholder when it isn't — never a guess.

3 of 12 clause types primary-source verified. Verify directly at the Florida legislature

Analyzer · residential lease

Decode a clause

Paste a clause excerpt — your text never leaves the browser. Or pick a clause type to read its 50-state enforceability grid.

Everything happens in your browser. We don't POST your text anywhere — there is no server hop in v1. See how the analyzer actually works.

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  • Your browser, your text. Your lease text is processed in your browser. In v1, no lease content leaves your device — there is no server hop at all.
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Clause by clause

Clause-by-clause rules

12 most-litigated residential lease clauses. Verified rules lead; the rest are honestly labeled pending verification, each linked to the state legislature.

  1. security-deposit

    Security-deposit caps and return timelines

    State-restricted

    No statutory cap on deposit amount, but the landlord must hold deposits in a separate Florida banking account and notify the tenant in writing within 30 days of receipt. Return required within 15 days (no deductions) or 30 days (with notice of deductions).

    Source · Fla. Stat. §83.49 · primary source · last verified 2026-05-08

  2. habitability-waiver

    Habitability waiver

    Void / non-waivable

    Statutory landlord obligations (maintenance of structural components, plumbing, hot water, heat, working smoke detectors) are non-waivable.

    Source · Fla. Stat. §83.51 · primary source · last verified 2026-05-08

  3. late-rent-eviction

    Pay-or-quit / eviction notice timing

    State-restricted

    Landlord must serve a 3-day notice (excluding weekends and legal holidays) demanding rent or possession before filing an eviction.

    Source · Fla. Stat. §83.56(3) · primary source · last verified 2026-05-08

9 clause types pending verification for Florida

  • Late-fee schedule

    Pending verification

    General doctrine across states: Reasonable-relationship-to-actual-damages doctrine (e.g., Cal. Civ. Code §1671) plus state-specific caps and grace periods.

  • Pet fees, pet rent, pet deposits

    Pending verification

    General doctrine across states: State security-deposit-cap statutes plus federal FHA accommodations (42 U.S.C. §3604) for assistance animals.

  • Automatic renewal of the lease

    Pending verification

    General doctrine across states: State-statute auto-renewal restrictions; consumer-protection auto-renewal disclosure requirements (where they apply to leases).

  • Attorney-fee-shifting clause

    Pending verification

    General doctrine across states: Attorney-fee-reciprocity statutes (e.g., Cal. Civ. Code §1717); American Rule background.

  • Repair-obligation shifting

    Pending verification

    General doctrine across states: Implied warranty of habitability (Javins v. First National Realty, 1970) — recognized by statute or common law in nearly every state.

  • Mandatory arbitration / jury-trial waiver

    Pending verification

    General doctrine across states: Federal Arbitration Act (9 U.S.C. §1-16); state-specific lease arbitration disclosure rules; unconscionability defense.

  • Non-disclosure / non-disparagement

    Pending verification

    General doctrine across states: Consumer Review Fairness Act (15 U.S.C. §45b); state anti-SLAPP and anti-gag statutes.

  • Sublease and assignment

    Pending verification

    General doctrine across states: Reasonable-consent default rule (jurisdiction-dependent); restraint-on-alienation doctrine.

  • Holdover-tenant rent multiplier

    Pending verification

    General doctrine across states: Holdover tenancy doctrine; liquidated-damages reasonableness; state-specific holdover-rent statutes.

Not legal advice. LeaseRedFlag is informational only. We are not a law firm; we don't represent you. State landlord-tenant law evolves annually — verify any rule directly with the Florida legislature link above before relying on it. For lease disputes that matter, talk to a licensed real-property or tenant-rights attorney in Florida.