Recent developments in Florida’s tenant-landlord laws and real estate market have introduced significant changes that both tenants and landlords should be aware of.
š Florida’s Evolving Tenant-Landlord Landscape
1. **Statewide Preemption of Local Ordinances (HB 1417)**
Effective July 1, 2023, House Bill 1417 preempts local governments from enacting ordinances that regulate residential tenancies and landlord-tenant relationships. This means that local jurisdictions can no longer impose their own rules regarding notice requirements, security deposits, or rental agreements. For instance, in month-to-month tenancies, both landlords and tenants must now provide a 30-day notice to terminate the lease, standardizing practices across the state.
2. **Reusable Tenant Screening Reports (HB 43)**
House Bill 43, introduced in 2025, authorizes landlords to accept reusable tenant screening reports. This legislation aims to reduce the financial burden on tenants by prohibiting landlords from charging application fees when a reusable report is provided.
3. **Security Deposit Alternatives (HB 133)**
House Bill 133 amends the Florida Residential Landlord and Tenant Act to allow landlords to accept monthly fees in lieu of traditional refundable security deposits. This provides tenants with more flexible options, potentially lowering the upfront costs associated with renting.
4. **Rent Increase Restrictions for Affordable Housing (HB 365)**
Set to take effect on July 1, 2025, House Bill 365 prohibits landlords of affordable housing unitsāwho receive federal, state, or local funding or tax incentivesāfrom increasing rent during the term of a rental agreement. This protection applies to leases of 13 months or less entered into on or after July 1, 2026, ensuring rent stability for tenants in subsidized housing.
š Florida Real Estate Market Trends
1. **Luxury Market Surge in Naples**
Naples, Florida, has transformed from a modest fishing village into a luxurious enclave attracting ultra-wealthy individuals. The city has witnessed record-breaking real estate transactions, including a $225 million off-market sale and a $295 million listing, marking some of the most expensive homes in the U.S. Neighborhoods like Port Royal and Pelican Bay offer lavish amenities, contributing to Naples’ reputation as the “Palm Beach of the Gulf Coast.”
2. **Soaring Starter Home Prices in South Florida**
A recent Zillow report highlights that eight communities in South Florida now have typical starter homes priced at $1 million or more. Areas such as Fisher Island, Golden Beach, and Pinecrest are among the most affected, reflecting a broader national trend of increasing housing unaffordability.
3. **Statewide Market Dynamics**
As of April 2025, the median days on market for homes in Florida is 69 days, indicating a relatively balanced market. While home prices have seen a modest year-over-year increase of 1.0%, the number of homes sold has decreased by 10.2%, and the inventory of homes for sale has risen by 18.5%.
Staying informed about these legal changes and market trends is crucial for both tenants and landlords. Tenants should review their lease agreements carefully and be aware of their rights, while landlords must ensure compliance with new regulations to avoid legal pitfalls. Consulting with legal professionals or local housing authorities can provide guidance tailored to individual circumstances.
SOURCES:
Axios. (2025, May 8). Starter homes in South Florida hit $1 million. https://www.axios.com/local/miami/2025/05/08/starter-homes-in-south-florida-hit-1-million
Belong Home. (2024, December 14). Legal changes that will affect Florida landlords in 2024. https://belonghome.com/blog/legal-changes-bills-florida-landlords
Florida Senate. (2025). House Bill 43 (2025) – Reusable Tenant Screening Reports. https://www.flsenate.gov/Session/Bill/2025/43
Florida Senate. (2025). House Bill 133 (2025) – Security deposit alternatives. https://www.flsenate.gov/Session/Bill/2025/133
Florida Senate. (2025). House Bill 365 (2025) – Rent restrictions for affordable housing. https://www.flsenate.gov/Session/Bill/2025/365/Analyses/h0365a.HAT.PDF
Federal Reserve Bank of St. Louis. (2025). Median days on market in Florida. https://fred.stlouisfed.org/series/MEDDAYONMARFL
Miami REALTORSĀ®. (2025, May 4). Legal update reminder that Notice of Tenant Rights form no longer needed. https://www.miamirealtors.com/2025/05/04/legal-update-reminder-that-notice-of-tenants-rights-form-no-longer-needed/
New York Post. (2025, May 8). Naples is a booming Florida city luring in billionaires. https://nypost.com/2025/05/08/real-estate/naples-is-a-booming-florida-city-luring-in-billionaires/
Redfin. (2025). Florida housing market trends. https://www.redfin.com/state/Florida/housing-market