Florida Landlord Briefing: Early May 2026

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

1. SB 716 Passes the Florida Senate

The 5-day eviction notice bill cleared the full Senate and is now in the House for final passage. Given the companion bill (HB 811) has been moving on a parallel track, the law is on course to take effect July 1, 2026.

If you've been waiting for certainty before updating your lease templates — this is it. The bill is expected to be signed by the Governor within weeks.

What to update now:

• Pay-or-vacate notice template: 3 days → 5 business days
• Late fee clauses: cannot trigger during the 5-day cure period
• Recurring penalty clauses: void under the new law
• Full SB 716 guide →

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 Take Effect

House Bill 615 modernizes how landlords deliver legal notices in Florida. The key change: landlords can now deliver required notices (eviction notices, lease terminations, security deposit claims) by email if both parties agree in writing.

Requirements:

• Written mutual consent (include an electronic notice clause in your lease)
• Notices are legally delivered when sent, provided they aren't returned as undeliverable
• Landlords must keep delivery confirmations (email read receipts, delivery confirmations)
• 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 new 5-day notice period under SB 716, electronic delivery gives tenants the maximum cure window while giving landlords documented proof of service.

Action item: Add an electronic notice consent clause to your lease template during the SB 716 update. Two changes at once.

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: Orlando Recovering Faster Than Tampa

Our Q1 2026 Market Pulse confirmed what the monthly data suggested: Orlando and Tampa are at different stages of the supply recovery cycle.

The short version: Orlando's vacancy is declining (3rd consecutive quarter), rents are stabilizing, and the construction pipeline is at its lowest since 2020. Tampa's vacancy hit a record 10.7%, but the construction pipeline has thinned 70% — setting up a recovery that lags Orlando by roughly 6–12 months.

For landlords in both markets, the strategic implication is the same: retention over acquisition. Fill units, keep good tenants, maintain properties. The market correction is coming — landlords who hold through this period benefit on the other side.

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 →