Rental terms & Florida law

What to expect when you lease residence 3101, and a short summary of the Florida rules that protect both tenant and owner. The signed lease is what governs; this page is a plain-language overview.

Our lease terms

• Lease length and rent: 12-month lease $6,500 per month; 6 to 11 months $7,000 per month. Available from January 1, 2027.
• Move-in funds: first month's rent, last month's rent and a security deposit equal to one month's rent, due before keys are handed over.
• Association approval: La Perla Condominium Association must approve every lease before move-in. Each adult applicant completes the association's application and background check and pays its non-refundable application fee, which Florida law caps (§ 718.112(2)(i)). The association may also require its own refundable security deposit of up to one month's rent, held in escrow.
• Furnishings: the residence is leased fully furnished; an inventory is signed at move-in and move-out.
• Pets: no pets.
• Parking: one valet space.
• Renter's insurance: strongly recommended. Standard renter's policies do not cover flood damage.
• No subletting or short-term rentals by the tenant.

Florida law at a glance

Residential leases in Florida are governed by the Florida Residential Landlord and Tenant Act, Chapter 83, Part II, Florida Statutes. Since 2023 it overrides local ordinances on the same subjects (§ 83.425), so the state rules below are the ones that apply in Sunny Isles Beach.

Security deposit and advance rent

• Florida sets no limit on the amount of a deposit. The owner holds it in a separate account at a Florida bank, or under a surety bond (§ 83.49(1)).
• After the lease ends, the owner either returns the deposit within 15 days, or within 30 days sends written notice by certified mail of any amount claimed and why. Without that notice the owner loses the right to deduct from the deposit (§ 83.49(3)(a)).
• The tenant has 15 days after receiving the notice to object in writing; the balance is returned within 30 days of the notice (§ 83.49(3)(b)).
• Deductions are only for unpaid amounts and damage beyond normal wear and tear.
• When moving out, the tenant gives a forwarding address in writing (§ 83.49(5)).

Repairs, upkeep and entry

• The owner complies with building, housing and health codes and keeps the unit in good repair (§ 83.51).
• The tenant keeps the unit clean and safe, uses appliances and fixtures reasonably, follows the condominium's rules, and does not damage the property (§ 83.52).
• For repairs the owner gives at least 24 hours' notice and enters between 7:30 a.m. and 8:00 p.m.; in an emergency the owner may enter at any time. The tenant may not unreasonably refuse entry (§ 83.53).

Rent, notices and ending the lease

• If rent is late, the owner may serve a 3-day notice (weekends and legal holidays excluded) to pay or leave. For other lease violations the notice is 7 days (§ 83.56).
• The lease may require either side to give notice that it will not renew. That notice period can be no shorter than 30 days and no longer than 60 days (§ 83.575).
• If a lease continues month to month, either side ends it with at least 30 days' written notice before the end of a monthly period (§ 83.57).
• An optional early-termination addendum may set a fee of up to two months' rent for ending the lease early with up to 60 days' notice (§ 83.595).
• Notices may be sent by email only if both sides sign the statutory email-notice addendum (§ 83.505).
• The owner may not retaliate against a tenant for good-faith complaints to authorities or for exercising legal rights (§ 83.64), and may not shut off utilities or change locks to force a tenant out (§ 83.67).

Disclosures included with the lease

• Radon gas notice, required in Florida rental agreements (§ 404.056(5)).
• Flood disclosure, required for leases of one year or longer (§ 83.512).
• The owner's name and address for notices (§ 83.50).
• The building was completed in 2006, so the federal lead-paint disclosure for pre-1978 housing does not apply.

Fair housing

The residence is offered in line with the federal Fair Housing Act and the Florida Fair Housing Act (Chapter 760, Part II). Every applicant is evaluated on the same criteria.

This page is a general summary, not legal advice, and does not replace the lease or the statutes. Laws change; the linked Florida Statutes are the authoritative text. Questions about a specific situation should go to a Florida-licensed attorney.