What Your Landlord Is Legally Required to Fix in South Florida

Your air conditioner died in July. Your kitchen faucet has been dripping for three weeks. The outlet in your bedroom sparks every time you plug something in. You’ve texted your landlord three times. Nothing.

If you’re renting in Palm Beach, Broward, or Miami-Dade County, this probably sounds familiar. South Florida’s rental market is booming, but so are maintenance headaches. The good news is that Florida law is surprisingly clear about who’s responsible for what. And knowing your rights can mean the difference between living with a broken AC in August heat and getting it fixed within a week.

Let’s break down exactly what your landlord is legally required to fix, what falls on you as a tenant, and the step-by-step process if your landlord won’t make repairs, with direct links to the Florida statutes so you can see the law for yourself.

What Is a Landlord Legally Required to Fix in Florida?

Under Florida Statute § 83.51, your landlord has a legal obligation to maintain the rental property in a livable condition throughout your entire tenancy. What is defined as “livable?”

Specifically, your landlord must:

• Comply with all applicable building, housing, and health codes. If the property violates code, that’s on the landlord to fix, not you.
• Maintain the structure of the building, roofs, windows, doors, floors, steps, porches, exterior walls, and foundations must all be in good repair.
• Keep plumbing in reasonable working condition. This includes sinks, toilets, water heaters, drain lines, and supply lines. If a pipe is leaking or a toilet won’t flush, your landlord is legally responsible.
• Provide functioning locks on doors and windows that meet reasonable security standards.
• Install and maintain smoke detection devices in single-family homes and duplexes.
• Repair screens once per year when necessary.
• Maintain common areas in a clean and safe condition (for multi-unit properties).
• Provide pest control, except in single-family homes and duplexes where the lease may shift this responsibility to the tenant.

Does My Landlord Have to Fix the AC in Florida?

This is one of the most common questions renters in South Florida ask. When it’s 95 degrees in Fort Lauderdale or Miami with 85% humidity, a broken AC isn’t a minor inconvenience. It’s a health issue.

Here’s the answer: Yes, if the AC was provided as part of the rental. Under § 83.51, the landlord must maintain all facilities and appliances that were supplied with the unit in working condition. If the apartment or house came with air conditioning, the landlord is responsible for keeping it functional. If the AC breaks due to normal wear and tear, your landlord must repair or replace it.

The exception: if you caused the damage (ran it without ever changing the filter, physically damaged the unit, etc.), the landlord may not be obligated to cover the repair.

Does Florida Law Require a Landlord to Provide Air Conditioning?

No. Florida law does not require a landlord to provide air conditioning at all. Florida Statute § 83.51 lists what a landlord of an apartment or condo has to supply, and that list covers functioning facilities for heat during winter, running water, and hot water. Air conditioning is not on it. What changes the answer is your lease. If the unit was advertised and rented with air conditioning, the AC became part of what you are paying for, and the landlord is generally expected to keep it working under the lease and under the local building and housing codes the same statute requires them to follow. Local housing codes across South Florida generally treat a cooling system that came with the unit as something that has to stay in working order, so check your lease first, since that is usually where the AC obligation is spelled out most clearly.

If you have a vague memory of Florida passing an air conditioning requirement, you are thinking of bills that were filed but never became law. SB 1134 and HB 819 would have required landlords to supply working air conditioning, and both died in committee without a hearing. Similar bills have been filed in later sessions and have not passed either. The heat requirement in the statute is real. The cooling requirement has been proposed several times and voted down every time.

How Long Does a Landlord Have to Fix the AC in Florida?

Seven days. Under § 83.56, once you deliver written notice describing the problem and stating that you intend to terminate the lease if it is not corrected, the landlord has 7 days to comply. The clock does not start when you first text or call. It starts when proper written notice is delivered, which is why the notice step below is worth doing carefully.

Is a Broken AC Considered an Emergency in Florida?

Florida landlord-tenant law does not have a separate emergency repair category for air conditioning, so the same 7-day written notice timeline applies whether the AC failed in January or in August. That said, a unit that becomes genuinely unsafe in South Florida heat can be reported to county code enforcement, which runs on its own timeline and does not require you to wait out the 7 days first. Tenants who are elderly, medically vulnerable, or caring for infants may want to make that call sooner rather than later.

Does a Landlord Have to Replace the AC or Only Repair It?

Florida law speaks to the result, not the method. The statute requires the unit to be maintained in working condition, and it leaves the choice between repairing and replacing to the landlord. A landlord who keeps patching a failing system is complying as long as the AC actually works again each time. Where this becomes a dispute is when repeated repairs stop holding and the unit spends more time broken than running, because at that point the obligation to maintain the system in working condition is no longer being met.

Can I Withhold Rent for a Broken AC in Florida?

Only after the written notice process, and carefully. Florida allows a landlord’s failure to comply with Florida Statute § 83.51 to be raised as a defense in a nonpayment eviction case, but that protection depends on having delivered proper 7-day written notice first. Withholding rent without that step removes the defense and can put your tenancy at risk. Because the outcome depends on your specific facts and lease, this is the point where talking to a Florida tenant rights attorney is worth the time.

Is My Landlord Responsible for Plumbing Repairs?

Yes. § 83.51(1)(a)(2) specifically states that the landlord must maintain plumbing in reasonable working condition. This covers leaking faucets, clogged sewer lines, broken water heaters, low water pressure from failing supply lines, and toilet malfunctions. In South Florida, where aging cast iron pipes in older rentals across Hollywood, Pompano Beach, and parts of Miami-Dade are notoriously prone to failure, plumbing problems are among the most frequent landlord-tenant disputes.

What About Electrical Issues?

While the statute doesn’t list “electrical systems” as a standalone item, landlords are still required to comply with all applicable building and housing codes, and those codes absolutely require safe, functional electrical systems. Sparking outlets, tripping breakers, exposed wiring, and non-functioning light fixtures all fall under the landlord’s responsibility to maintain a habitable dwelling. In older buildings in Hallandale Beach, Deerfield Beach, and West Palm Beach, outdated electrical panels are a common issue that landlords are obligated to address.

What Does Florida Statute 83.51 Require a Landlord to Do?

Florida Statute § 83.51 is the section that creates the landlord’s duty to maintain the property, and it splits into two parts. Subsection (1) applies to every rental and requires compliance with building, housing, and health codes, plus structural upkeep and plumbing in reasonable working condition. Subsection (2) adds requirements for buildings other than single-family homes and duplexes, including pest control, locks and keys, safe common areas, garbage removal, and functioning facilities for heat during winter, running water, and hot water. For a single-family home or duplex, some of these obligations can be shifted to the tenant in writing, which is why reading your lease alongside the statute is worth doing.

How Often Must a Landlord Repair Window Screens in Florida?

Once a year, when necessary. Florida Statute § 83.51 requires the landlord to make sure screens are installed in reasonable condition at the start of the tenancy, and after that to repair damage to screens once annually when needed, through the end of the rental agreement. A landlord who replaced a torn screen six months ago has met the annual obligation, which surprises a lot of tenants who expect screens to be repaired on request every time.

What Appliances Is a Landlord Required to Maintain in Florida?

Florida law does not publish a list of specific appliances. The obligation attaches to what came with the unit. If the rental was advertised and leased with a refrigerator, range, dishwasher, water heater, or washer and dryer, those became part of the tenancy and the landlord is responsible for keeping them in working order under the lease and the applicable housing codes. An appliance you brought in yourself is yours to maintain. The same line applies to damage: an appliance that fails from age and normal use falls to the landlord, while one damaged through misuse can fall to the tenant.

What Are Tenants Responsible for in Florida?

It’s not all on the landlord. Florida Statute § 83.52 lays out the tenant’s obligations just as clearly:

• Keep the premises clean and sanitary. General cleanliness and upkeep of the space you occupy is your responsibility.
• Remove garbage properly. Don’t let trash pile up, dispose of it in a clean, sanitary manner.
• Keep plumbing fixtures clean and in repair. You’re expected to use sinks, toilets, and tubs properly and keep them sanitary. If a clog is caused by misuse, that’s on you.
• Use all facilities and appliances reasonably. This includes electrical, plumbing, HVAC, and appliances. Running your AC at 60 degrees nonstop or flushing things you shouldn’t are examples of unreasonable use.
• Don’t damage the property. Any damage beyond normal wear and tear is the tenant’s responsibility.

Tenants also carry their own belongings. A landlord’s policy does not cover a renter’s property, and a renters policy does not cover the landlord’s appliances, which is where most of the confusion starts. See whether renters insurance covers appliance repair in Florida for where that line falls.

The key distinction in Florida law is normal wear and tear vs. tenant-caused damage. An AC compressor that fails after 12 years? That’s wear and tear, the landlord’s problem. An AC that stops working because the tenant never changed the filter in two years? That could be argued as tenant negligence.

What Can I Do if My Landlord Won’t Make Repairs in Florida?

Florida law gives tenants a clear, step-by-step process. Under Florida Statute § 83.56, here’s exactly what to do:

Step 1: Send Written Notice to Your Landlord

You must deliver a written notice, not a text, not a phone call, that specifically describes the problem and states your intention to terminate the lease if the issue isn’t resolved. Florida law requires this notice to give the landlord 7 days to make the repair.

The notice should include the date, your name and address, a specific description of the problem (e.g., “The central air conditioning unit in the unit has not been functioning since March 15, 2026”), and a statement that you intend to terminate the rental agreement if the issue is not corrected within 7 days.

Pro tip: Send the letter via certified mail with return receipt requested so you have proof of delivery and the date it was received.

Can I send the notice by email instead? As of July 1, 2025, yes, but only under specific conditions. House Bill 615 created § 83.505, which allows landlords and tenants to deliver legally required notices by email if both parties have signed a written addendum to the lease specifically agreeing to electronic delivery. The addendum must list both email addresses, state that the agreement is voluntary, and note that either party can revoke it at any time. Email is considered “delivered” the moment it’s sent, unless it bounces back as undeliverable. Important: text messages are not covered under this law, only email. And if you’re on a verbal lease with no written addendum, email delivery doesn’t apply. When in doubt, stick with certified mail.

Step 2: Wait the Full 7 Days

Give your landlord the legally required 7 days to make the repair. Document everything during this period, take photos, keep a log of dates and communication attempts, and save all receipts if you’ve had to spend money to mitigate the issue (like buying a portable AC unit).

Step 3: If the Repair Isn’t Made, You Have Options

After 7 days without a repair, Florida law gives you several legal remedies:

• Terminate the lease. You can legally break your lease without penalty if the landlord failed to comply with § 83.51 after proper written notice.
• Withhold rent. Under Florida Statute § 83.60, landlord noncompliance with § 83.51(1) is a complete defense in an eviction action for nonpayment of rent. However, proceed carefully, improper rent withholding can backfire. Consider consulting a tenant rights attorney.
• Request a rent reduction. If the issue doesn’t make the unit unlivable but reduces its value (say, one bathroom out of two has a plumbing issue), you may be entitled to a proportional rent reduction.
• Seek legal action. You can file a complaint with your county’s code enforcement office or pursue the matter in county court.

Can a Landlord Make You Move Out for Asking for Repairs in Florida?

No, and Florida has a specific statute on this. § 83.64 makes it unlawful for a landlord to raise your rent, cut your services, or bring or threaten an eviction action primarily to retaliate against you. The statute names complaining to the landlord under the 7-day notice process and reporting a suspected code violation to a government agency as protected activity. To rely on it you have to have acted in good faith. Retaliation is raised as a defense, so keeping your written notice, your certified mail receipt, and a dated log of what you reported and when is what makes the protection usable.

Where Can South Florida Renters Get Help?

If you’re renting in Palm Beach, Broward, or Miami-Dade County and dealing with unresolved maintenance issues, here are some local resources:

• Florida DACS – Landlord/Tenant Law Resource Page, Free information from the Florida Department of Agriculture and Consumer Services
• Broward County Code Enforcement: (954) 765-4400
• Miami-Dade County Code Compliance: (786) 315-2300
• Palm Beach County Code Enforcement: (561) 233-5500
• The Florida Bar – Rights and Duties of Tenants and Landlords, Free consumer guide

A Note for Landlords: How to Stay Ahead of Repair Issues

If you’re a landlord reading this, this post isn’t meant to scare you. It’s meant to help everyone understand the rules. The reality is that most landlord-tenant repair disputes happen because of delayed response times, not bad intentions. A broken AC in a Boca Raton rental or a plumbing failure in a Miramar duplex becomes a legal headache when it sits unaddressed for too long.

The smartest thing a South Florida landlord can do is have a reliable service provider on speed dial, or better yet, a maintenance plan that covers everything proactively so repairs happen fast and tenants stay happy.

How Total Repair Pros Helps Both Renters and Landlords

At Total Repair Pros, we work with both sides of the rental equation every single day across Palm Beach, Broward, and Miami-Dade County. Here’s how:

• For renters: If your landlord has authorized repairs, you can call us directly. We’ll schedule the repair, communicate with the property owner, and get your AC, plumbing, electrical, or appliance issue fixed, fast. No runaround.
• For landlords and property managers: Our condo and community service plans cover all four trades, AC, plumbing, electrical, and appliance, under one flat monthly fee with no co-pays and no trip charges. When your tenant calls with a broken AC at 10 PM on a Saturday, you have one number to call. We handle it. And if you’re a short-term rental manager, you can learn about our STR Partner Package built specifically for rental property owners.

We’ve been serving South Florida since 1970, three generations of family ownership, no subcontractors, and no surprises. Request service online or call (or text) us at 954-900-6767.

Frequently Asked Questions

Is my landlord required to fix the AC in Florida?

Yes, if the AC was provided with the rental unit. Under Florida Statute § 83.51, landlords must maintain all supplied appliances and facilities in working condition. In South Florida’s heat, a non-functioning AC can be considered a habitability issue. The landlord must repair it unless the tenant caused the damage.

How long does a landlord have to make repairs in Florida?

After receiving proper written notice from the tenant, the landlord has 7 days to make repairs under Florida Statute § 83.56. If the repair isn’t completed within 7 days, the tenant may terminate the lease or pursue other legal remedies including rent withholding.

Can I withhold rent if my landlord won’t fix something in Florida?

Yes, but you must follow the correct legal process. You must first send a written 7-day notice under § 83.56. If the landlord still doesn’t comply, § 83.60 allows the landlord’s noncompliance to serve as a defense in a nonpayment-of-rent action. However, consult a Florida tenant rights attorney before withholding rent to ensure you’re following proper procedures.

Who is responsible for plumbing repairs in a Florida rental?

The landlord is responsible for maintaining plumbing in reasonable working condition under § 83.51. The tenant is responsible for keeping plumbing fixtures clean, sanitary, and in repair under § 83.52, and for using them reasonably. If a pipe bursts from age, that’s on the landlord. If a drain clogs because of misuse, that may be on the tenant.

Is my landlord required to provide hot water in Florida?

Yes. Florida Statute § 83.51(2)(a) explicitly requires landlords of multi-unit dwellings to provide functioning facilities for both running water and hot water, listed as separate requirements. For single-family homes and duplexes, the obligation to maintain plumbing “in reasonable working condition” under § 83.51(1) is generally interpreted to include hot water as well.

Can my landlord evict me for requesting repairs in Florida?

No. Florida Statute § 83.64 prohibits retaliatory conduct by landlords. A landlord cannot increase rent, decrease services, or attempt eviction in response to a tenant exercising their legal rights, including requesting legally required repairs. If you believe your landlord is retaliating, document everything and consult an attorney.