Florida Landlords Now Required to Serve 24 Hours’ Notice for Repairs

Florida landlords own the unit, but once it is rented, entry is governed by a single statute: section 83.53 of the Florida Residential Landlord and Tenant Act. It sets a firm 24-hour notice rule for repairs, a separate consent-based rule for inspections and showings, and an exception for emergencies. Getting it wrong can turn a routine repair visit into a tenant complaint, a retaliation defense, or a claim of harassment. This guide covers when a landlord can enter, how much notice is required, what to do when a tenant refuses, and how to document entry so it holds up later.

The 24-Hour Notice Rule for Repairs

Under section 83.53(2), a landlord may enter a rental unit to make repairs on reasonable notice and at a reasonable time. The statute defines both. Reasonable notice for repairs is notice given at least 24 hours before entry, and the reasonable time for repair entry is between 7:30 a.m. and 8:00 p.m.

The rule used to be 12 hours. A 2022 law known as Miya's Law amended section 83.53 to raise the repair notice requirement from 12 hours to 24 hours. Leases and notice templates written before July 1, 2022 may still reference 12 hours and should be updated.

When a Landlord Can Enter Without Notice

The statute allows entry at any time for the protection or preservation of the premises. That covers true emergencies: a burst pipe, a fire, a gas leak, water coming through a ceiling, or anything else that threatens the property and cannot wait. It does not cover routine maintenance that the landlord simply wants done sooner.

Inspections, Showings, and Other Purposes

Repairs are not the only reason a landlord needs access. Section 83.53(1) lists the others: inspecting the premises, making agreed decorations or improvements, supplying agreed services, and showing the unit to prospective or actual buyers, lenders, tenants, workers, or contractors. The tenant may not unreasonably withhold consent to entry for any of these purposes.

For those purposes, the statute allows entry with the tenant's consent, in an emergency, when the tenant unreasonably withholds consent, or when the tenant is absent from the unit for a period equal to one-half of the rental period (for example, about 15 days on a monthly lease). Many leases add their own notice terms for inspections and showings; a landlord should follow the lease as well as the statute.

When the Tenant Is Away

A tenant's extended absence changes the rules in two directions. If the tenant has simply been gone for half the rental period, the landlord may enter for any of the purposes in subsection (1). But if the rent is current and the tenant has notified the landlord of an intended absence, the landlord may enter only with the tenant's consent or to protect or preserve the premises. A tenant who pays on time and says they are traveling is entitled to more privacy, not less.

What to Do When a Tenant Refuses Entry

A tenant who blocks a properly noticed repair visit, or repeatedly refuses reasonable requests to inspect or show the unit, is unreasonably withholding consent. The statute then allows the landlord to enter. In practice, landlords should handle refusals in steps rather than forcing the issue:

1. Document the request. Keep a copy of every notice, with the date, time window, purpose, and how it was delivered.
2. Offer an alternative. A second proposed time shows the landlord is being reasonable if the dispute reaches a judge.
3. Check the lease. If the lease has an access clause, repeated refusal can be a lease violation addressed with a 7-day notice to cure.
4. Escalate through notice, not force. If the tenant still refuses, the next step is a formal notice and, if needed, an eviction. Changing locks or removing doors is never an option.

How to Give Notice and Prove It

Section 83.53 sets the timing but does not prescribe a form. Written notice is the safest choice because it creates proof. A good entry notice states the date, the arrival window within 7:30 a.m. to 8:00 p.m., the purpose of the entry, and who will be entering. Florida landlords and tenants can also agree in writing to receive notices by email, which gives a time-stamped record; see email notices between landlords and tenants.

Entry in Common Situations

Most entry questions come up in a handful of everyday situations. Here is how the statute applies to each.

• Scheduled maintenance and pest control. These are repairs or agreed services, so give at least 24 hours' notice and keep the visit within 7:30 a.m. to 8:00 p.m.
• Vendors and contractors. The same rules apply when a plumber or technician enters without the landlord present. The notice should name the company and the arrival window.
• Showings during the last month of a lease. These fall under the consent standard. Agree on showing times in writing, and rely on any showing clause in the lease.
• Smoke detector and filter checks. These are inspections. A lease clause that schedules them in advance avoids disputes.
• Move-out walk-through. Schedule it with the tenant. After the tenant vacates, the landlord has 15 days to return the deposit, or 30 days to send written notice of a claim on it, under section 83.49.

When a situation does not fit neatly into one category, treating it as a repair entry, with 24 hours' written notice inside the allowed hours, is the conservative choice.

Where Access Becomes Harassment

The statute closes with a firm limit: the landlord may not abuse the right of access or use it to harass the tenant. Repeated unnecessary visits, entry outside the allowed hours, or using inspections to pressure a tenant to leave can support a tenant's claim and undermine a later eviction. Separately, section 83.67 prohibits self-help tactics such as changing locks, removing doors, or shutting off utilities to force a tenant out. See can I change the locks on my tenant in Florida.

Frequently Asked Questions