Miami Landlord Laws, the 2026 Quick Guide (Post HB 1417)
Miami operates under Florida state landlord-tenant law (Fla. Stat. Chapter 83 Part II) with Miami-Dade County and City of Miami overlays. Florida HB 1417 (effective July 1, 2023) extended the month-to-month termination notice from 15 to 30 days. Miami-Dade adds tenant protections beyond state law. This is the Miami-specific quick reference for 2026.
- Security deposit: no statutory cap.
- Return deadline: 15 days unchallenged or 30 days with deductions (Fla. Stat. 83.49(3)).
- Pay-or-quit notice: 3 days for non-payment (Fla. Stat. 83.56(3)).
- Lease violation notice: 7 days to cure (Fla. Stat. 83.56).
- Month-to-month termination: 30 days post HB 1417 (Fla. Stat. 83.57). NOTE: Pre HB 1417 was 15 days; pre-2023 templates are out of date.
- Rent control: preempted statewide.
- Statutory deposit notice: Fla. Stat. 83.49(2)(d) requires the "YOUR LEASE REQUIRES PAYMENT OF CERTAIN DEPOSITS" language verbatim.
## Miami / Miami-Dade-specific rules
Miami-Dade County has the strongest tenant-protection layer in Florida:
- Miami-Dade Tenants' Bill of Rights (Code Chapter 17): requires landlord to provide a one-page summary of tenant rights at lease signing.
- Miami-Dade Landlord Registration: not required, but voluntary registration grants benefits.
- Source-of-income protection: Miami-Dade Code prohibits Section 8 voucher discrimination (unlike most of Florida).
- Pre-2024 just-cause eviction proposal failed; no current just-cause requirement.
- Hurricane disclosure: Miami-Dade Code 17 strongly encourages but does not statutorily require.
- Lead-based paint: federal 24 CFR Part 35.
Miami evictions go through Miami-Dade County Court:
- 3-day pay-or-quit notice for non-payment (Fla. Stat. 83.56(3)).
- File complaint for unlawful detainer (filing $185-$300).
- Tenant has 5 business days to answer.
- Hearing within 10-21 days.
- Default judgment on no-answer; bench trial on contested.
- Writ of possession; sheriff lockout (5-15 days).
Total uncontested: 3-5 weeks. Contested cases involving habitability counter-claims under Florida warranty are slower.
Using a 15-day month-to-month termination notice. Pre HB 1417 the rule was 15 days. Post HB 1417 (July 1, 2023) the rule is 30 days. Pre-2023 templates and out-of-state landlords often miss this. A 15-day notice is defective.
Skipping the 83.49(2)(d) statutory deposit notice. This is the verbatim "YOUR LEASE REQUIRES PAYMENT OF CERTAIN DEPOSITS" language. Generic out-of-state leases lack it. Without it, the landlord forfeits the right to deduct from the deposit.
Refusing Section 8 in Miami-Dade. Miami-Dade Code prohibits voucher discrimination. Penalties for violation.
For a Miami-ready Florida residential lease that includes the post HB 1417 30-day rule, the 83.49(2)(d) statutory notice, and Miami-Dade source-of-income compliance language, see leasekit.io/templates/florida-residential-lease for $29 one-time.