Florida landlord repair timeline
How long does a landlord in Florida have to repair?
The clock most states set starts at the tenant’s written notice. Here is what the statute says, with the official source. It is general information, not legal advice.
- What it sets
- Comply with codes and provide heat, water and locks; rent can be withheld once 7 days pass after written notice
- Statute
- Statutes 83.51 and 83.60
- Official source
- Florida Statutes section 83.60
Not an emergency service. For a fire, a gas leak or anyone in danger, call 911 or the gas utility.
What Florida law says, line by line
Each line restates the text it cites. Check the current version before you rely on it.
A tenant can raise the landlord’s failure to maintain as a defense once 7 days pass after written notice that names the problem and says rent will be withheld.
Statutes 83.60(1)(b)That notice can go to the landlord, their designated representative, a resident manager, or whoever collects the rent.
Statutes 83.60(1)(b)If the court finds a material failure, it reduces the rent by the lost value of the unit for that period.
Statutes 83.60(1)(b)Outside single-family homes and duplexes, the landlord provides working heat during winter, running water, hot water, and locks and keys, unless agreed otherwise in writing.
Statutes 83.51(2)(a)
Checked October 21, 2026
Turn the statute into your own response times
City rules and your leases can be stricter than the state. Write your times as the strictest of the three.
- Count from when the tenant told you, because many deadlines start at notice
- Put heat, water, power and anything dangerous at the top, day or night
- Ask for notice in writing, and reply in writing, so the record exists if anyone asks
- Record every step with a time: the first reply, the booking, the visit and the confirmation
A question managers ask about Florida
Section 83.60 lets the tenant give it to the landlord, the representative named under 83.50, a resident manager, or the person or company that collects rent. If your team collects rent, a notice to your team starts the 7 days.
Managing in another state? Pick it hereThe same leak can have a different clock across a state line.
The clock starts at the tenant’s notice Ours answers at any hour