Who Pays for What? Water, Lawn, Pool and Electricity in Florida Rentals

Renting a home in Florida comes with many perks—sunshine, beaches, and generally warm weather year-round. However, one of the most common questions for renters and landlords alike is: who pays for what when it comes to utilities and property maintenance? The short answer is: it depends—but most things are decided by your lease agreement and Florida law provides some protections regardless of lease terms.

1. Lease Agreements Define Responsibility

In Florida, responsibility for paying utilities is not automatically assigned by state law to either landlords or tenants. Instead, utility obligations are determined primarily by the rental or lease agreement. This makes the lease one of the most important documents when it comes to understanding your true monthly housing costs.

Florida landlord-tenant law gives both parties flexibility to decide who pays for services such as electricity, water, sewer, trash removal, lawn care, pool maintenance, and even pest control. As long as the terms are clearly written and agreed upon, those terms are generally enforceable.

Because of this, renters should never assume utilities are included—or excluded—based on past experiences or verbal conversations. What matters most is what is written in the lease.

Here’s how this typically works in practice:

Tenant-Paid Utilities: What Florida Renters Need to Know

In Florida rental agreements, utility responsibility is determined by the lease—not by default state rules. When a lease clearly states that certain utilities are tenant-paid, the tenant is typically required to take full responsibility for setting up and maintaining those services during the lease term.

Tenant-paid utilities commonly include electricity, water, sewer, gas, internet, cable, and sometimes trash or irrigation. When these responsibilities are outlined in the lease, tenants are usually expected to place the accounts in their own name and pay the service providers directly.

Failing to establish or maintain required utility services can have serious consequences. If a tenant does not set up an account, allows service to lapse, or falls behind on payments resulting in disconnection, the landlord may consider this a violation of the lease. In some cases, utility interruption can also affect habitability or cause damage to the property, increasing the tenant’s liability.

Landlords generally include tenant-paid utilities in leases to ensure consistent service usage and to prevent disputes over fluctuating monthly costs. From a legal standpoint, Florida law allows this arrangement as long as it is clearly disclosed in the lease and agreed to by both parties.

For tenants, it is important to:

• Confirm which utilities are your responsibility before signing the lease

• Set up accounts promptly at move-in

• Maintain uninterrupted service throughout the lease term

• Keep records of payments in case of disputes

Understanding tenant-paid utilities upfront helps renters budget accurately and avoid lease violations, late fees, or potential legal issues. Reviewing the utility section of the lease carefully is one of the simplest ways to protect yourself as a Florida renter.

Landlord-Paid Utilities: What Renters in Florida Should Understand

In Florida, utility responsibilities are governed by the lease agreement rather than by automatic state rules. When a lease clearly states that the landlord is responsible for paying certain utilities or services, those costs are considered part of the overall rental arrangement and are typically included in the rent.

Landlord-paid utilities often include services such as water and sewer, trash collection, lawn maintenance, pool service, and sometimes pest control or basic cable. These services are commonly handled by the landlord to ensure consistent upkeep of the property, especially in single-family homes, gated communities, or properties with shared systems.

Once these responsibilities are written into the lease, the landlord is legally obligated to continue paying for them for the duration of the lease term. A landlord cannot later shift these costs to the tenant simply because expenses increase or usage is higher than expected. Any change in who pays for utilities must be made through a written lease amendment that is agreed to and signed by both the landlord and the tenant.

For tenants, landlord-paid utilities offer predictability and convenience. Because these services are bundled into the rent, tenants are protected from unexpected monthly fluctuations and do not need to manage multiple utility accounts. However, tenants should still understand any usage limits or special conditions outlined in the lease, such as restrictions on excessive water use or pool access.

Before signing a lease, renters should carefully review which utilities are landlord-paid and confirm that these terms are clearly stated in writing. Clear lease language helps prevent disputes, ensures proper property maintenance, and protects both parties throughout the rental period.

No Written Change Without Agreement: Utility Costs During a Florida Lease

In Florida, a lease is a legally binding contract that protects both landlords and tenants by clearly defining financial responsibilities, including who pays for utilities. Once a lease is signed, its terms generally remain fixed for the duration of the lease unless both parties formally agree to make changes.

This means a landlord cannot shift utility costs to a tenant in the middle of a lease simply because operating expenses increase. Rising water bills, higher electricity rates, or increased maintenance costs do not give a landlord the legal right to alter utility responsibilities on their own. If the lease states that the landlord pays for certain utilities or services, that obligation continues until the lease expires.

Any change to utility payment responsibility must be documented in writing through a lease amendment or addendum. This amendment must clearly outline the new terms and be signed by both the landlord and the tenant to be enforceable. Verbal agreements, text messages, or informal notices are generally not sufficient to override the original lease.

For tenants, this provides important financial stability and predictability. Knowing that utility responsibilities cannot change without consent allows renters to budget accurately and avoid unexpected expenses. For landlords, written amendments help ensure transparency and reduce the risk of disputes or legal challenges.

Both parties should keep copies of the original lease and any signed amendments for reference. Clear documentation is the best protection against misunderstandings and ensures that utility responsibilities remain fair, lawful, and enforceable throughout the lease term.

For renters in Florida, especially in single-family homes or coastal properties where utilities like water, irrigation, and pool maintenance can be significant, reviewing the lease carefully before signing is essential. Clear lease language helps avoid disputes, unexpected bills, and confusion after move-in.

2. Florida Law Protects Essential Services

Florida law provides strong protections for tenants when it comes to essential services, regardless of who pays the utility bills. Even in situations where a landlord covers certain utilities, the law strictly prohibits landlords from shutting off or disrupting services as a way to force a tenant to move out or to retaliate during a dispute.

Essential services under Florida law include water, electricity, gas, plumbing, and even garbage collection. A landlord may not directly shut off these services, nor may they indirectly cause a shutdown—such as by failing to pay a utility bill on purpose or interfering with access to shared systems. Doing so is considered an unlawful practice and can expose the landlord to legal liability.

If a landlord improperly disrupts essential services, tenants may be entitled to remedies that can include monetary damages, reduced rent, or other legal relief. These protections exist to ensure that tenants are not pressured, punished, or placed in unsafe living conditions outside of the formal eviction process.

It is important to distinguish between maintaining essential services and paying for them. Florida law requires landlords to ensure that basic utility facilities are functional and safe. This includes maintaining working plumbing, electrical wiring, hot water systems, and structural components that allow utilities to operate properly. However, this legal duty does not automatically mean the landlord must pay the utility bills—unless the lease specifically states that utilities are landlord-paid.

For tenants, this means:

• Utilities cannot be shut off as a form of retaliation or self-help eviction

• Essential systems must remain functional and safe

• Payment responsibility still depends on what the lease says

Understanding this distinction helps tenants protect their rights while also knowing their financial responsibilities under the lease.

3. Who Usually Pays Each Utility in Florida Rentals?

In Florida, who pays for utilities ultimately depends on the lease agreement, but over time, common patterns have emerged based on property type, local practices, and maintenance considerations. Understanding these typical arrangements can help renters better anticipate monthly costs and ask the right questions before signing a lease.

While exceptions always exist, the following utility responsibilities are commonly seen across Florida rental properties:

Water and Sewer

Water and sewer costs vary widely. In apartments or properties with shared meters, landlords often pay and include the cost in rent. In single-family homes or individually metered units, tenants frequently pay water and sewer bills themselves. Some leases include water up to a certain amount, with excess usage billed to the tenant.

Gas When natural gas is available, it is commonly tenant-paid, particularly if it serves only one unit. This includes gas for cooking, water heaters, or dryers. As with electricity, the tenant typically opens the account in their own name.

Trash and Recycling

Trash collection is often landlord-paid and included in rent, especially in apartment communities or HOA-managed neighborhoods. In some single-family rentals, the tenant may be responsible if trash service is billed directly to the property.

Lawn Care

In apartments and condos, lawn care is almost always landlord-paid. For single-family homes, landlords frequently cover lawn service to protect the property’s appearance and comply with HOA rules, though some leases place this responsibility on the tenant.

Pool Maintenance

Pool service is typically paid by the landlord, even when the pool is for private use. This is common because improper pool care can lead to damage, safety issues, or code violations.

Internet, Cable, and Phone

These services are almost always tenant-paid unless part of a furnished rental, short-term lease, or luxury building that bundles services into rent.

Because Florida rentals range from high-rise condos to single-family coastal homes, no single rule applies across the board. The most important takeaway is that these are general trends—not legal requirements. Renters should always rely on the lease language to confirm responsibility.

4. Additional Costs and Considerations in Florida Rentals

Beyond standard utilities like electricity and water, Florida renters should be aware of several additional costs and situations that can affect both monthly expenses and tenant rights. These items are often overlooked during lease signings but can significantly impact the rental experience if not clearly addressed in the lease.

Trash and Sewer

Trash collection and sewer services are often included in the rent, especially in apartment communities or properties served by municipal systems. In some cases, these costs are billed as part of local government fees rather than as individual utility accounts. However, responsibility can vary by property and city, so the lease should clearly specify whether these services are included in rent or billed separately to the tenant.

Homeowners Association (HOA) Fees

If a rental property is located within a homeowners association, the landlord is typically responsible for paying the HOA dues. These fees cover shared amenities, landscaping, security, and community maintenance. In many cases, landlords factor HOA costs into the monthly rent. Some leases may also list HOA-related charges as a separate, clearly disclosed surcharge. Tenants should review the lease carefully to understand how HOA costs are handled and whether access to amenities is included.

Service Interruptions and Unpaid Utility Bills

Even when a lease states that the landlord pays certain utilities, service interruptions can still occur if the landlord fails to pay the utility provider on time. Florida law protects tenants in these situations. Landlords are prohibited from using unpaid utility bills or service shutoffs as a method to pressure tenants to leave or to bypass the formal eviction process. Any intentional or negligent disruption of essential services may expose the landlord to legal liability.

For renters, the key takeaway is clarity and documentation. Understanding how these additional costs are handled—and ensuring they are clearly written into the lease—helps avoid unexpected charges and protects tenants if disputes arise.

5. Tips for Renters and Landlords

Clear communication and careful documentation are essential when it comes to utilities in Florida rental properties. Both renters and landlords benefit when responsibilities are clearly defined and consistently followed. The following tips can help prevent misunderstandings, unexpected costs, and legal disputes.

Read and clarify the lease before signing

Utility responsibilities should be clearly listed in the lease, with each service identified individually—such as electricity, water, sewer, trash, lawn care, pool maintenance, and internet. Avoid vague language like “utilities as applicable.” If anything is unclear, ask for clarification or request revisions before signing. Once the lease is executed, its terms are legally binding.

Understand master-metered utility arrangements

In some apartment buildings or multi-unit properties, utilities such as water or electricity may be master metered rather than individually metered. In these cases, tenants should ask how costs are calculated and billed. Common methods include a pro-rata share based on unit size, occupancy, or usage formulas. The billing method should be fully disclosed in the lease to ensure transparency and compliance with Florida law.

Keep detailed records

Both tenants and landlords should maintain copies of utility bills, payment confirmations, and written communications related to utilities. Keeping organized records can help resolve billing questions quickly and provides important documentation if a dispute arises. Written records are especially valuable if service interruptions, billing errors, or lease amendments occur.

By taking these proactive steps, renters can better protect their budgets and rights, while landlords can reduce conflicts and ensure smoother property management. Clear leases and good recordkeeping create a more predictable and professional rental relationship for everyone involved.

Sources:

• Florida Statutes, Chapter 83 – Landlord and Tenant Act

• Florida Department of Agriculture and Consumer Services (FDACS), Florida Landlord/Tenant Law

• Florida Statutes,

• Chapter 83.51 and 83.67 – Residential Landlord and Tenant Act

• Florida Department of Agriculture and Consumer Services (FDACS)

• Florida Landlord/Tenant Law Overview

• Florida rental utility laws and agreements depend on lease terms; landlords can require tenants to pay utilities but must provide functioning facilities.

• Landlords cannot interrupt or terminate utility service to tenants as an eviction tactic under Florida statutes.

• Water and electricity payment responsibility often follows lease language; master vs. sub-metering may affect billing.

• Additional information on typical rental utility practices and related costs.