Florida Landlord Briefing: Late April 2026

Five developments affecting Florida rental property owners this week.

1. SB 716 Advances Through Senate Committees

Senate Bill 716 would have extended the non-payment eviction notice from 3 days to 5 business days. Correction, added September 6, 2026: this briefing reported the bill as advancing to Community Affairs, with its companion HB 811 moving in parallel. That was wrong when it was published. SB 716 died in the Senate Judiciary Committee on March 13, 2026, and HB 811 died in the Civil Justice and Claims Subcommittee the same day — both five weeks before this briefing went out. Neither became law.

No lease template or notice procedure needed changing. Nothing took effect on July 1, and the 3-day notice stayed valid throughout. Florida's requirement is still 3 days, excluding Saturdays, Sundays and legal holidays, under FS 83.56(3). Our full breakdown covers every clause that needs to change.

Action item, corrected: if you changed your pay-or-vacate template to “5 business days” on the strength of this briefing, change it back. FS 83.56(3) requires 3 days, excluding Saturdays, Sundays and legal holidays, and a notice stating the wrong period can get an eviction dismissed and force you to refile.

Further reading, added September 6, 2026. This briefing is kept online as a dated record, corrected in place. The current, accurate coverage is Florida SB 716, explained — why the 5-day eviction notice didn’t become law, and if you need to put your pay-or-vacate template back the way it should be, the Florida 3-day notice to pay rent walks through the correct form and how to serve it.

2. Flood Disclosure Requirements Take Shape

Senate Bill 948 is finalizing the new flood disclosure framework for residential rentals. Starting this year, Florida landlords must provide prospective tenants with a written disclosure form before lease signing that includes:

• Whether the property received government flood assistance in the past
• Any flood insurance claims filed during the landlord's ownership period
• Known flood damage history during the landlord's ownership

The penalty for non-disclosure is significant: if the property experiences "substantial damage" during the tenancy, the tenant can terminate the lease and receive a refund of all prepaid rent and security deposits.

Action item: If your rental property has any flood history — claims, FEMA assistance, or known water intrusion — prepare a written disclosure document now. Properties in FEMA Special Flood Hazard Areas should have this ready regardless.

3. Orange County Exploring Rental Registration Program

Orange County commissioners are discussing a rental registration program that would require all residential rental properties to be registered with the county. Details are still emerging, but similar programs in other Florida counties typically include:

• Annual registration fee ($50–$150 per unit)
• Basic property condition standards
• Contact information for property owner or manager
• Potential inspection requirements for complaints

This is still in the discussion phase — no ordinance has been drafted. But Orlando-area landlords should monitor county commission agendas. We'll update this space as details emerge.

4. Florida Insurance Market Stabilizing

After two years of 20–30% annual premium increases, the Florida property insurance market is showing signs of stabilization. Several national carriers are re-entering the Florida market after exiting in 2023–2024, and Citizens Property Insurance (the state insurer of last resort) has seen its policy count decline for the first time in three years.

What this means practically: your renewal quote may be comparable to — or slightly lower than — last year's premium. This is the first time that's happened since 2021.

Action item: When your landlord insurance renewal arrives, get 3–4 competitive quotes before accepting. The returning carriers are pricing aggressively to win market share.

5. Q1 2026 Market Data Confirms the Trend

Both Orlando and Tampa released Q1 2026 rental market data that reinforces the supply-correction narrative. Key takeaways:

• Orlando: Vacancy tightening to ~9.5–10%, down from 11% peak. Rent declines flattening. Construction starts at lowest level since 2020. Full Orlando analysis →
• Tampa: Record 10.7% vacancy, but construction pipeline down 70% from peak. Pre-leasing at 75% on remaining projects. Single-family rents up 4% YoY. Full Tampa analysis →

The setup for both markets: excess supply working through the system now, with dramatically less supply behind it. Landlords who hold and maintain will benefit from the rebalancing in 2027.

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 →