Does a Florida lease need to be notarized or witnessed?

No. Florida eliminated the old witness requirement for leases in 2020 — a Florida lease now needs only the parties' signatures, and electronic signatures are valid. What matters instead is the content: the statutory security-deposit disclosure, radon disclosure, and (for pre-1978 housing) the federal lead-based-paint disclosure.

What are the Florida security deposit rules for landlords?

Under F.S. § 83.49 a landlord must hold the deposit in a separate Florida account or post a bond, notify the tenant in writing within 30 days of how it is held, and after move-out either return the deposit within 15 days or send a certified-mail claim notice within 30 days. Missing the 30-day notice forfeits the right to keep any of the deposit.

What is a 3-day notice in Florida?

The statutory notice under F.S. § 83.56(3) demanding payment of past-due rent or possession within 3 business days (excluding weekends and legal holidays). It may demand rent only — including late fees or other charges makes it defective, which is a leading reason Florida evictions get dismissed. Truestead's $79 Landlord Notice Pack generates it correctly, filled with your details.

What does a Florida commercial NNN lease include?

A triple-net lease charges base rent plus the tenant's share of real-estate taxes, building insurance, and common-area maintenance. A well-drafted Florida NNN lease also nails the permitted-use clause, insurance requirements, default remedies, the statutory landlord's lien (F.S. § 83.08), subordination and estoppel obligations, and — for entity tenants — a personal guaranty.

Attorney-Built · F.S. Chapter 83 · From $79

Florida Leases That Survive Florida Law

A downloaded lease template doesn't know Florida's deposit rules, the disclosures the statute requires, or that the 3-day notice can't include late fees. Ours do — generated from your answers by a Florida law firm, with the statutory landlord notices no form site even sells.

Build My Lease — from $129 Talk to the Attorney First

The Menu

Pick your document — flat fees, no subscriptions

DIY generates the documents with plain-English guides; attorney tiers add attorney review — and every attorney-tier lease includes the $79 Landlord Notice Pack free.

For Every Rental

Florida Residential Lease

Chapter 83-compliant house, condo, or apartment lease with the statutory deposit disclosure (§ 83.49), radon disclosure, lead-paint disclosure for pre-1978 homes, and a signing & deposit guide covering the 15/30-day deadlines landlords get sued over.

$129 — Do It Myself $349 — Attorney + Notice Pack

Florida Commercial Lease (NNN)

Landlord-side triple-net lease: base rent + NNN charges reconciled annually, narrow permitted-use clause, insurance requirements, default remedies, the § 83.08 landlord's lien, subordination & estoppel — and a personal guaranty for entity tenants.

$299 — Do It Myself $799 — Attorney + Notice Pack

Landlord Notice Pack

All four statutory notices, filled with your details: the 3-day notice to pay rent (§ 83.56(3) — rent only, counted correctly), 7-day cure and 7-day termination notices, and the certified-mail deposit-claim notice (§ 83.49(3)) — plus a service & timeline guide.

$79 — Generate My Notices

Commercial Purchase & Sale (LOI + PSA)

Letter of intent and purchase & sale agreement for Florida commercial property. Deal-specific enough that we handle these directly for now — call us and we'll quote it flat.

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The Florida Landlord Stack

One firm. The whole pipeline.

Nobody else sells the complete Florida landlord setup end-to-end: form the entity, move the property in, paper the tenancy, and enforce it — flat fees, built to work together.

1 · LLC Kit — $149+ 2 · Deed into LLC — $149+ 3 · Lease — $129+ 4 · Notice Pack — $79

Why It Matters

The three mistakes that cost Florida landlords real money

The deposit deadlines

15 days to return, or 30 days to send the certified-mail claim notice — miss the window and you owe the whole deposit back no matter what the tenant broke. Our lease and guide put the deadlines in writing.

The defective 3-day notice

Add late fees to a 3-day notice, count the weekend, or misstate the amount, and the eviction gets dismissed — weeks lost, filing fees burned. The Notice Pack generates it correctly, every time.

Self-help "eviction"

Changing locks or cutting power is illegal in Florida (§ 83.67) and costs the landlord up to 3 months' rent per violation plus the tenant's attorney fees. The notice-and-court path is the only path — so run it right.

FAQ

Florida leases — common questions

Do I need witnesses or a notary on a Florida lease?

No — Florida eliminated the lease witness requirement in 2020. Signatures alone (including e-signatures) do it. The compliance risk isn't the signing; it's the content: deposit disclosure, radon, lead paint, and terms Chapter 83 will actually enforce.

Should my rental be in an LLC before I lease it?

Usually, yes — the entity is the landlord, which keeps tenant claims away from your personal assets. The LLC Kit forms it and the Deed Shop moves the property in; this lease then names the LLC as landlord with you signing for it.

What's included in the attorney tier?

Attorney review of your generated lease, the Landlord Notice Pack at no charge, and the ability to ask the questions a form can't answer — unusual tenants, mixed-use property, existing problem tenancies.

Can I use the Notice Pack for an eviction?

The notices are the legally required first step of every Florida eviction — served and counted correctly, they're Exhibit A when a case gets filed. If the tenant doesn't comply, that's when to bring us in for the court filing at (888) 388-8445.

Paper your rental like a professional

Ten minutes of questions. A Chapter 83-compliant lease and the notices to enforce it. A law firm behind both.

Build My Lease — from $129

This page is attorney advertising and general information about Florida landlord-tenant law under Chapter 83, Florida Statutes; it is not legal advice, and use of the self-guided builder does not create an attorney-client relationship. Fees shown are the firm's flat fees. Eviction filings, contested matters, and commercial purchase transactions are quoted separately. Responsible attorney: Arthur Simpson, Esq., Florida Bar #529265.