Florida Landlord Briefing: Early May 2026

Five developments affecting Florida rental property owners as we head into May.

1. Correction: SB 716 Failed — the 5-Day Notice Did Not Pass

Correction: this bill did not become law. SB 716 and its identical House companion, HB 811, both died in committee on March 13, 2026, when the 2026 session ended — neither cleared its chamber, despite the July 1, 2026 effective date written into the bills. Florida's 3-day pay-or-vacate notice is unchanged. Here is the full breakdown of why SB 716 failed.

The notice you serve is still the one in FS 83.56(3): "If the tenant fails to pay rent when due and the default continues for 3 days, excluding Saturday, Sunday, and legal holidays, after delivery of written demand by the landlord for payment of the rent or possession of the premises, the landlord may terminate the rental agreement." So keep serving the 3-day notice, and if you already switched your template to five days, switch it back.

2. Hurricane Season Prep Window Opens

The Atlantic hurricane season officially starts June 1, but preparation starts now. Florida landlords have specific obligations before, during, and after storms that go beyond personal preparation.

Your pre-season checklist:

• Review your landlord insurance policy — verify wind and flood coverage limits, deductibles, and whether you have loss-of-rent coverage
• Inspect roof, gutters, and drainage around all rental properties
• Trim trees within 10 feet of structures
• Verify your vendor network includes emergency contacts for water mitigation, tree removal, and board-up services
• Communicate your storm plan to tenants — who to contact, what the landlord covers, what the tenant is responsible for
• If any properties are in FEMA flood zones, verify flood insurance is current (there's a 30-day waiting period for new policies)

We'll publish a detailed hurricane prep guide later this month.

3. Electronic Notice Delivery Rules (In Effect Since July 2025)

House Bill 615 (ch. 2025-16), in effect since July 1, 2025, changed how landlords can deliver legal notices in Florida. Under FS 83.505(1), a landlord or tenant "may electronically deliver via an e-mail address any notices required under this part to the other party if the parties have signed an addendum to the rental agreement that the parties specifically agree to the electronic delivery of notices and have each provided a valid e-mail address for such purpose, and the addendum conspicuously advises the parties that such election is voluntary and that they may revoke such agreement or update their e-mail addresses at any time." That covers required notices such as the 3-day notice, lease terminations, and security deposit claims, but only once the signed addendum is in place.

Requirements:

• A signed addendum to the rental agreement, in substantially the form FS 83.505(1) sets out, with each party's e-mail address
• Notices are legally delivered when sent, provided they aren't returned as undeliverable
• The sender "must maintain a copy of any notice sent electronically and evidence of the transmission of the e-mail" (FS 83.505(5))
• Either party can revoke email consent at any time with written notice

Why this matters: Email delivery is instant and creates an automatic paper trail. Combined with the current 3-day notice period under Florida law, electronic delivery gives tenants the maximum cure window while giving landlords documented proof of service.

Action item: If you want e-mail delivery, have both parties sign the FS 83.505 e-mail addendum.

4. Hillsborough County Updates Rental Inspection Program

Hillsborough County's rental inspection program is expanding its scope for 2026. The program — which applies to certain rental properties within unincorporated Hillsborough — now includes:

• Expanded inspection triggers (beyond just tenant complaints)
• Updated property condition standards aligned with the 2024 Florida Building Code
• New fee schedule for re-inspections when violations are found

Tampa-area landlords with properties in unincorporated Hillsborough should verify whether their properties fall within the inspection program boundaries. Contact Hillsborough County Code Enforcement for specific address lookups.

This is separate from Tampa's city-level rental registration requirements, which apply within Tampa city limits.

5. Q1 Market Divergence

The short version: Tampa's multifamily market entered 2026 at a record 10.7% vacancy, the highest level since CoStar began tracking it in 2000 (CoStar, January 23, 2026).

For landlords in both markets, the strategic implication is the same: retention over acquisition. Fill units, keep good tenants, maintain properties.

The Florida Landlord Briefing is published twice monthly. It covers legislative changes, regulatory updates, market shifts, and practical action items for Orlando and Tampa rental property owners.

Questions about how any of these developments affect your specific property? Get a free rental analysis →