5 Things to Check Before Signing a Lease in South Florida

Renting a home in South Florida—whether in Miami, Fort Lauderdale, or West Palm Beach—can be an exciting step. But before signing on the dotted line, it’s essential to look beyond the surface of the property. South Florida’s unique weather, housing regulations, and competitive rental market mean renters should be extra vigilant. Here are five critical things to check before committing to a lease in this vibrant region:

Understand the Lease Terms in Detail Before Renting in South Florida

When renting a home in South Florida, whether in Miami’s vibrant downtown, Fort Lauderdale’s canals, or West Palm Beach’s coastal communities, the excitement of a new place can often overshadow the importance of the lease agreement. But the lease isn’t just a formality—it’s a binding legal contract that defines your rights, responsibilities, and potential liabilities as a tenant. Before you sign anything, it's crucial to understand every clause in detail.

Why Lease Terms Matter

South Florida’s rental market is fast-paced and competitive, but that doesn’t mean you should rush through paperwork. Lease terms can significantly impact your flexibility, finances, and even your legal standing. Overlooking a small clause could lead to big consequences—like unexpected rent hikes, legal disputes, or non-refundable fees.

Key Clauses to Review

Here are the essential lease components you should review with care:

Lease Duration and Renewal Conditions

Make sure the lease clearly states:

• The start and end dates

• Whether it automatically renews

• The terms of renewal—monthly, annually, or negotiable

Some landlords in South Florida include automatic renewal provisions, which could lock you in for another term unless you give written notice in advance.

Early Termination Policies

Life happens—jobs change, family emergencies arise. Look for:

• Early termination fees

• Required notice period (usually 30–60 days)

• Whether buy-out options are offered for early exit

These fees can be hefty, sometimes requiring payment of multiple months’ rent, so don’t assume you can walk away mid-lease without penalty.

Subletting and Guest Rules

If you’re thinking about subletting or having long-term guests (especially common in seasonal or vacation-heavy areas of South Florida), be sure to ask:

• Is subletting allowed?

• Are guests allowed to stay more than a certain number of days?

• Are there any restrictions from the HOA or condo board?

Violating these clauses can be grounds for eviction.

Rent Increases

Florida has no statewide rent control, so landlords can increase rent when the lease renews. Look for:

• Any mention of rent increase caps

• Required notice periods before a hike (usually 15–30 days)

• Language like “subject to market conditions,” which could lead to steep increases

If nothing is mentioned about rent increases, ask for clarification and try to negotiate limits before signing.

Get Clarification and Keep a Paper Trail

Many lease agreements contain legal jargon that can be confusing. Don’t hesitate to:

• Ask your landlord or property manager to explain anything unclear

• Request changes to vague or unfavorable clauses

• Get all agreements in writing, including verbal promises

For example, if the landlord says utilities are included but it’s not in the lease—it doesn’t count.

Take your time reviewing the lease, even if it feels like someone else might rent the property if you don’t move quickly. A clear and fair lease protects both you and your landlord, and ensures a smoother rental experience in South Florida’s high-demand market.

Verify What’s Included (and Not) in the Rent Before Leasing in South Florida

Renting a home in South Florida comes with unique considerations—sunshine, beach access, and a vibrant lifestyle, yes, but also high utility costs and property-specific fees that can sneak up on unsuspecting renters. That’s why one of the most important steps before signing a lease is verifying exactly what is included in your monthly rent—and what’s not.

While the base rent may seem reasonable at first glance, additional expenses like water, electricity, and HOA fees can quickly inflate your housing costs. South Florida’s hot, humid climate and diverse property types—from high-rise condos to suburban homes—mean rental inclusions can vary significantly.

Why It Matters

Utilities and service fees can add hundreds of dollars to your monthly housing costs. In a region where air conditioning runs nearly year-round and many homes are part of homeowner associations (HOAs), it’s crucial to know what financial responsibilities fall on you as the tenant.

What to Ask About Before Signing

Here’s a checklist of common items that may or may not be included in the rent:

1. Water and Sewer Fees

Some landlords cover water and sewer, especially in multi-unit properties. Others require tenants to pay these separately, and costs can vary depending on usage and location.

Ask:

• Who pays the monthly water and sewer bills?

• Is there a cap on usage if it’s included?

2. Electricity

In South Florida, electricity bills can spike during the summer due to constant air conditioning use. In some rentals, units are individually metered, while others split electricity among tenants or include a flat fee.

Ask:

• Is electricity separately metered?

• Is there a typical monthly cost during peak season?

3. Internet and Cable

While some modern apartment buildings and condo communities offer free or discounted internet/cable as part of the rent, others do not.

Ask:

• Are internet and cable services included?

• If not, are there pre-installed providers you must use?

4. Pest Control

Florida’s climate attracts bugs year-round. Ongoing pest control is essential and may be covered by the landlord—especially in apartments—but not always.

Ask:

• Is professional pest control scheduled regularly?

• If not, are you responsible for calling and paying for service?

5. Parking and HOA Fees

Many rentals in South Florida—especially condos or gated communities—are governed by HOAs. These may charge separate fees for parking, amenities, or move-in/move-out processes.

Ask:

• Is parking included (and is it assigned)?

• Are there any additional HOA fees?

• Are amenity fees (pool, gym, etc.) part of the rent?

Always get a full breakdown of what your rent includes and request a written summary in your lease. Budgeting in South Florida is more than just comparing base rent—utilities, pest control, and community fees can make one unit hundreds of dollars more expensive than another.

Understanding these details upfront gives you the power to make an informed choice and avoid surprise expenses after move-in.

Check the Property’s Hurricane Preparedness Before Renting in South Florida

Living in South Florida offers many perks—sunshine, beautiful coastlines, and a laid-back tropical vibe. But with that comes the reality of hurricane season, which runs from June through November. Tropical storms and hurricanes are not rare events here—they're expected. That’s why every renter in South Florida must take hurricane preparedness seriously, especially when evaluating a new rental property.

Before signing a lease, it’s essential to understand what protections are in place to safeguard your home, your belongings, and your safety during severe weather events. Being proactive could mean the difference between riding out a storm safely and facing major losses or evacuations without a plan.

What to Look for in Hurricane-Ready Rentals

1. Hurricane Shutters or Impact-Resistant Windows

These are your first line of defense during high winds. South Florida building codes require newer construction to meet certain storm-resistance standards, but not all homes are up to code—especially older single-family properties and small apartment buildings.

Ask:

• Does the property have hurricane shutters or impact-rated glass?

• Who is responsible for installing or closing the shutters when a storm is approaching—you or the landlord?

2. Roof Condition and Drainage

Poor roof maintenance can lead to major water damage during storms. Check for visible signs of wear, sagging ceilings, or interior water stains. Also, confirm the property has proper drainage and isn’t in a low-lying, flood-prone zone.

Tip: Check the property's flood risk using FEMA’s Flood Map Service Center (link below).

Questions to Ask the Landlord or Property Manager

Evacuation Procedures

• What is the designated evacuation zone for this property?

• Are there instructions or a checklist provided for hurricane readiness?

• Are you allowed to stay in the unit during a storm warning, or is evacuation mandatory?

Storm Insurance Coverage

• Does the landlord carry property insurance for hurricane damage?

• Does that insurance extend to tenant belongings? (It usually does not.)

Renters Insurance Requirements

Many South Florida landlords now require tenants to carry renters insurance that includes windstorm or flood protection. Even if it’s not mandatory, it’s a wise investment.

Ask:

• Is renters insurance required in the lease?

• Are specific coverages (like wind or flood) recommended?

Renters insurance is typically affordable—often less than $20/month—but invaluable if your belongings are damaged or lost due to storm-related events.

Why It Matters

South Florida’s geography makes it one of the most hurricane-vulnerable regions in the U.S. Preparation isn’t optional—it’s a necessity. Renters must take an active role in ensuring their home can weather a storm and that they understand evacuation procedures and insurance coverage.

By asking the right questions and inspecting key features, you’ll not only protect your safety but also gain peace of mind throughout hurricane season.

Inspect for Mold, Pests, and Water Damage Before Renting in South Florida

With its tropical climate, high humidity, and year-round warmth, South Florida offers a beautiful lifestyle—but it also creates ideal conditions for mold growth, pest infestations, and water damage. These issues are more than just unpleasant; they can lead to serious health risks, property damage, and expensive repairs that may fall on the tenant if not identified upfront.

That’s why it’s crucial to perform a thorough inspection before signing a lease. Many problems may not be visible at first glance, so knowing what to look for—and what to ask—can help you avoid renting a home that could jeopardize your comfort or safety.

What to Look for During Your Walkthrough

During your in-person visit (or virtual tour, if necessary), be alert and look beyond freshly painted walls and staged furniture. Focus on these high-risk areas:

1. Under Sinks and Around Windows

Check for:

• Musty smells (a strong indicator of hidden mold)

• Water stains or discoloration

• Peeling paint or warped materials

These are signs of past or ongoing moisture problems, which often lead to mold growth.

2. Inside Closets and Behind Furniture

Closets with poor ventilation are notorious for trapping moisture. Slide furniture away from walls to check for any signs of mold or damage that may have been hidden.

3. Air Conditioning Vents and HVAC System

Make sure vents are clean and free of dust or mold. Ask to see the HVAC unit filter—a dirty or moldy filter could indicate a poorly maintained system. Also ask:

• When was the unit last serviced?

• Is the A/C system regularly inspected and cleaned?

In South Florida’s climate, a poorly functioning A/C system is not just inconvenient—it can cause humidity levels to rise, increasing the risk of both mold and pest problems.

Questions to Ask the Landlord or Property Manager

1. Previous Mold Remediation

• Has the unit ever experienced mold issues?

• Was it professionally remediated?

• Is there documentation available?

Under Florida law, landlords must disclose known mold issues, but you’ll need to ask directly to be sure.

2. Pest Control History

• How often is pest control performed?

• Is it included in the rent?

• Have there been previous problems with cockroaches, ants, termites, or rodents?

South Florida’s warm climate means pests are active year-round. Regular, professional pest control should be part of the rental property’s maintenance routine.

3. Water Damage or Plumbing Problems

• Have there been recent leaks or flooding?

• Were affected areas fully repaired and dried?

• Was a mold inspection conducted afterward?

Even small leaks that go untreated can cause major mold outbreaks within days due to Florida’s moisture levels.

Final Warning

If the landlord downplays your concerns or refuses to answer questions clearly, don’t ignore the red flags. Mold and pest problems don’t fix themselves—and they’re notoriously difficult to prove once you've moved in. A landlord who won’t address these issues upfront is unlikely to handle them properly later.

When in doubt, get any assurances in writing, and consider hiring an independent inspector for peace of mind.

Know Your Landlord and the Local Rental Laws Before Leasing in South Florida

Before signing any lease in South Florida—whether you're moving to bustling Miami, scenic Fort Lauderdale, or laid-back West Palm Beach—it’s vital to do more than just check out the property. You should also take time to research who you’re renting from and understand the local laws that protect you as a tenant.

South Florida’s rental market includes a wide range of landlords, from large management companies to individual property owners. While many are responsible and fair, others may cut corners or neglect their legal obligations. Doing your homework upfront can help you avoid rental scams, poor maintenance, or disputes down the road.

Research Your Landlord or Property Manager

Before you commit, find out more about who you’ll be dealing with:

• Search online reviews: Check Google, Yelp, and social media platforms for other tenants' experiences.

• Check court records: Use public databases to see if your potential landlord has a history of evictions, lawsuits, or code violations.

• Ask for references: Especially when renting from a private owner, don’t be afraid to ask previous tenants about their experience.

• Visit the property in person: If the property is well-maintained, that’s often a good sign the landlord or manager is attentive and professional.

A little research now can save you from major headaches later.

Understand Florida’s Landlord-Tenant Laws

Florida has a set of legal protections in place for tenants, but not all cities enforce them the same way, and some counties offer stronger local ordinances.

1. Security Deposit Regulations

• Florida law does not cap the amount a landlord can charge, but it does require:

  • The landlord to notify you in writing where the deposit is held.

  • The deposit to be returned within 15 to 30 days after you move out, depending on whether any deductions are made.

2. Notice Requirements

• Eviction Notices: Landlords must provide proper written notice (usually 3 days for nonpayment of rent, 7–15 days for other violations).

• Rent Increases: There is no statewide rent control, but local governments may require landlords to give advance notice (often 30 days or more) before increasing rent, especially in month-to-month agreements.

3. Habitability and Repairs

Florida law requires that rental properties:

• Are safe, clean, and structurally sound

• Have working plumbing, heating/cooling, and electricity

• Are free of pests, mold, or other hazards

If repairs are not made after proper notice, tenants have rights to withhold rent or terminate the lease in some cases—but you must follow legal procedures carefully.

Local Ordinances May Offer Extra Protection

Counties like Miami-Dade and Broward have implemented Tenant Bills of Rights or additional protections regarding:

• Late fees and utility shutoffs

• Discrimination in housing

• Relocation assistance in extreme cases

Check with your local housing authority or government website to stay up to date.

Renting in South Florida can be a great experience—if you start with a reliable landlord and a good understanding of your rights. By doing your due diligence, you’ll protect yourself from unfair treatment and ensure you’re entering into a lease with confidence and clarity.

Sources:

• Florida Department of Agriculture and Consumer Services – Landlord-Tenant Law

• Florida Bar – Residential Lease Agreements Explained

• Miami-Dade County – Tenant Bill of Rights

• Florida Realtors – What Renters Need to Know

• Florida Department of Agriculture and Consumer Services – Landlord-Tenant Law

• Miami-Dade County – Tenant Resources

• FEMA – Flood Map Service Center

• Florida Division of Emergency Management – Hurricane Preparedness

• Florida Office of Insurance Regulation – Understanding Insurance and Hurricane Coverage

• Miami-Dade County – Storm Preparation Guide

• Florida Department of Health – Indoor Mold and Health

• Florida Department of Agriculture and Consumer Services – Pest Control in Rentals

• U.S. Environmental Protection Agency – Mold and Moisture

• Florida Landlord-Tenant Law – Rights and Responsibilities

• Florida Department of Agriculture and Consumer Services – Landlord-Tenant Law

• Florida Bar – Rights and Duties of Tenants and Landlords

• Miami-Dade County – Tenant Bill of Rights

• Broward County Government – Renters Rights and Protections