Orlando / Jurisdiction guide

Which rules protect you in Orlando? Florida law explained

By Homzora Team · September 26, 2026

In many states, renters are protected by several layers of law: state statutes, then city and county ordinances on top. In Florida, that local layer has largely been removed. This guide explains which rules actually apply to an Orlando rental, what changed in 2023 and where to turn for help, with a source for every rule.

The key fact: Florida law controls

Florida reserves the regulation of residential tenancies, the landlord and tenant relationship and all matters covered by its landlord and tenant law to the state. The statute lists matters such as tenant screening, security deposits, rental application fees, lease terms, the rights and responsibilities of landlords and tenants, disclosures, fees and notice requirements.^[1] This preemption was enacted in 2023.^[1]

Florida also prohibits any city, county or other local government from adopting or keeping any measure that would have the effect of imposing controls on rents.^[2] There is no rent control anywhere in Florida and no statewide cap on increases.

What happened to Orange County's rules

Before 2023, Orange County had adopted a Tenant Bill of Rights and a fair notice ordinance. Among other things, they required landlords to give a notice of tenant rights before signing, to disclose all rental fees up front and to give at least 60 days' written notice of lease terminations and of rent increases above 5 percent. Those rules became unenforceable when the state preemption law took effect on July 1, 2023.^[3] The same law affected local tenant protections in 35 cities and counties across Florida.^[4]

Some things survived. Orange County's protection against discrimination based on source of income, such as housing vouchers or Social Security, remains in force because it is part of the county's human rights ordinance rather than its landlord and tenant rules. The county's Office of Tenant Services also continues to provide education, mediation and referrals.^[3][5]

For renters, the practical lesson is that protections which used to come from local ordinances now have to come from the lease itself. If you want 60 days' notice of any increase, a written list of all fees or a promise about air conditioning repairs, ask for it to be written into the lease or a signed addendum before you sign. A landlord is free to agree to terms more generous than the statute requires, and a written promise is far easier to rely on than a verbal one.

City, county or somewhere else?

Although tenant law is now statewide, the exact location of a home still matters for services. The Orange County Office of Tenant Services serves residents of unincorporated Orange County.^[5] Homes inside the city of Orlando, and in other cities in the region, fall under their own city's code enforcement for complaints about building conditions. Utilities vary by location too: the Orlando Utilities Commission serves the city of Orlando, parts of unincorporated Orange County and St. Cloud.^[6] Check the exact address before you rely on any local service.

Your core rights under Florida law

Deposits: There is no cap on the amount^[7], but the landlord must tell you in writing how the deposit is held, return it within 15 days if it makes no claim, and send notice of any claim within 30 days or lose the right to make one.^[8]
Maintenance: The landlord must comply with building, housing and health codes and keep structural components and plumbing in repair. In apartment buildings, it must also provide pest extermination, locks and keys, clean common areas, garbage removal, heat in winter, running water and hot water.^[9]
Entry: For repairs, the landlord must give at least 24 hours' notice and enter only between 7:30 a.m. and 8 p.m.^[10]
No self help eviction: A landlord may not cut off utilities, change the locks or remove your belongings to force you out. Violations carry damages of actual and consequential losses or three months' rent, whichever is greater, plus attorney's fees.^[11]
Retaliation: A landlord may not discriminatorily raise rent, reduce services or bring or threaten an eviction mainly in retaliation for good faith actions such as complaining to a government agency about code violations, organizing with other tenants or complaining to the landlord about maintenance.^[12]

Disclosures the law requires

Florida requires the landlord to disclose in writing the name and address of the landlord or its agent for notices.^[13] Every rental agreement must include a standard radon gas notice.^[14] For leases of one year or longer signed on or after October 1, 2025, the landlord must also give a flood disclosure stating whether it knows of past flood damage to the unit, flood insurance claims or federal flood assistance, and that renters insurance does not cover flood.^[15][16]

Notices and how a tenancy ends

A month to month tenancy can be ended by either side with at least 30 days' written notice before the end of a monthly period.^[17] A lease with a fixed term may require notice that you are leaving, but not less than 30 days or more than 60 days, and the landlord must remind you of the deadline in writing before charging any fee for missing it.^[18]

If rent is unpaid, the landlord may serve a written notice giving three days, excluding Saturdays, Sundays and legal holidays, to pay or leave. For other lease violations that can be fixed, such as an unauthorized pet or vehicle, the notice gives seven days to correct the problem. For serious violations that cannot be fixed, the notice gives seven days to leave.^[19]

Evictions and the court registry rule

An eviction in Florida requires a court case. The landlord must serve proper notice, file a complaint in court and have the tenant served with a summons.^[20] Florida has an important rule for tenants who want to contest the case on grounds other than having paid. The tenant must pay the rent alleged to be owed into the registry of the court, or file a motion asking the court to determine the amount, within five days of being served, excluding weekends and legal holidays, and must keep paying rent into the registry as it comes due. Failing to do so waives every defense except payment.^[21]

That deadline is very short. If you receive eviction papers, read them the same day and seek legal help immediately.

If the landlord fails to maintain the home

If the landlord materially fails to comply with its maintenance duties, the tenant may give written notice specifying the problem. If the failure is not corrected within seven days after delivery of the notice, the tenant may end the lease.^[19] A tenant may also withhold rent as a defense, but only after delivering written notice specifying the problem and stating the intention to withhold rent, and waiting seven days.^[21] Because the court registry rule applies in any eviction that follows, withholding rent carries real risk. Keep the withheld money set aside, and get advice before relying on this remedy.

Newer rules worth knowing

Florida's landlord and tenant law has changed several times in recent years, and some leases still reflect older rules. Since 2023, the notice to end a month to month tenancy has been 30 days rather than 15.^[22] Since July 1, 2023, landlords may offer a nonrefundable fee in lieu of a security deposit, but only with written disclosures, and the tenant may switch to a regular deposit at any time.^[23] Since October 1, 2025, flood disclosures have been required for leases of one year or longer.^[16] If your lease seems to conflict with these rules, the statute generally controls, and it is worth asking the landlord in writing to explain the difference.

Working out your own situation

Confirm whether the home is in the city of Orlando, another city or unincorporated Orange County, since that decides which code enforcement office and county services apply.
Read the lease for the rent, the term, the notice required before leaving and who maintains the air conditioning.
Check that you received the landlord's notice address, the deposit holding notice, the radon notice and, for a lease of a year or more, the flood disclosure.
Put the key dates in your calendar: rent due dates, the notice deadline before the lease ends and the date a renewal offer might arrive.
Keep every notice you receive with the date and method of delivery, because Florida's deadlines are short.

Doing this once, at the start of the tenancy, makes almost every later question easier to answer.

Common misunderstandings

"Orange County requires 60 days' notice for a big increase." Not anymore. That rule became unenforceable in July 2023.^[3]
"My landlord must provide air conditioning." Florida's maintenance statute does not mention air conditioning; your lease decides.^[9]
"A deposit is limited to one month's rent." Florida sets no cap on deposits.^[7]
"I can stop paying rent until repairs are made." Only after proper written notice and seven days, and with the court registry rule in mind.^[21]

Where to get information and help

The Orange County Office of Tenant Services, at 407 836 7368, provides education about tenant and landlord rights and referrals to code enforcement, legal aid and nonprofits for residents of unincorporated Orange County. It does not give legal advice or financial help.^[5] The Florida Bar publishes a plain language pamphlet on the rights and duties of tenants and landlords.^[20] If you receive an eviction complaint, contact a legal aid organization or a tenant attorney immediately, because the five day deadline leaves little time.

Your completion record

Address in city or unincorporated county
Landlord notice address on file
Deposit holding notice
Radon and flood disclosures
Lease notice period for leaving
Air conditioning terms in the lease
Contact for help

Keep this record with your lease. See the budget guide to plan for renewals without a rent cap, and the Orlando data page for local figures.

Sources and official resources

Use the planning tools · All Orlando guides