Introduction: Tenant abandonment can be a landlord’s nightmare – especially if you own single-family rental homes in the Orlando area. An abandoned property means lost rent, potential property damage, and a maze of legal procedures to navigate. Florida’s landlord-tenant laws have specific rules on what counts as abandonment, how landlords can regain possession, and how to handle any belongings left behind. In this guide, we’ll break down what Florida law says about tenant abandonment, the key warning signs to watch for in Orlando rentals, and a step-by-step process to follow if you suspect your tenant has vanished. We’ll also highlight what not to do (to avoid legal trouble), suggest smart lease clauses to prevent or address abandonment, and provide a free abandonment notice template for Orlando landlords. By the end, you’ll know how to protect your investment and handle a suspected abandonment legally and effectively.
Understanding Tenant Abandonment Under Florida Law
What is tenant abandonment? Under Florida law, tenant abandonment generally means the tenant has vacated the property before the lease ends, without notifying the landlord, and with no intention of returning. In practical terms, it’s when a tenant “vanishes” on you – stops paying rent and appears to have moved out unexpectedly. This is considered a breach or early termination of the lease by the tenant[1].
For single-family homes in Orlando (as with any residential dwelling in Florida), abandonment falls under the Florida Residential Landlord and Tenant Act (Part II of Chapter 83, Florida Statutes). Florida Statute §83.59 specifically allows a landlord to regain possession of a dwelling if the tenant has surrendered, been evicted by court order, or abandoned the unit[2]. Abandonment is thus one of the legal grounds for a landlord to take back a rental property without filing a formal eviction lawsuit, but only if very specific conditions are met.
Florida Statute § 83.59 – Legal Definition of Abandonment
Florida Statute §83.59(3)(c) outlines when a rental can be deemed “abandoned.” There are two ways to establish abandonment:
Actual knowledge: You have direct proof the tenant left for good – for example, the tenant turned in keys and said they’re not coming back, or they wrote to confirm they’ve moved out. In such cases, you know the tenant has surrendered possession.
Legal presumption of abandonment: When you don’t have direct confirmation, Florida law provides a presumption of abandonment if all three of the following are true[3][4]:
Tenant is absent for an extended period: specifically, absent for at least one-half of the rental period. For most leases (monthly rent), this means the tenant has not been seen at the property for about 15 consecutive days.
Rent is unpaid or not current: the tenant is behind on rent during this absence.
No notice of absence was given: the tenant did not notify the landlord in writing that they’d be away for a while.
If all three conditions are met, Florida law presumes the tenant has abandoned the dwelling[5][4]. For example, if your tenant hasn’t paid this month’s rent, neighbors haven’t seen them in over two weeks, and you never got any message about a vacation or trip, the situation likely qualifies as abandonment under §83.59. Keep in mind, however, that this is a safe harbor presumption – it protects a landlord who acts in reliance on these facts – but it’s not absolute. If any one of the conditions is not satisfied (say, the tenant prepaid rent or left a note about being away), you cannot presume abandonment and would need to pursue a normal eviction for nonpayment[6].
Tip: Include a lease clause requiring tenants to notify you of extended absences (e.g. more than 7 days)[7]. This not only helps you distinguish abandonment from a long vacation, but also creates documentation if a tenant fails to inform you. Many Orlando landlords have a clause stating tenants must give written notice if they’ll be away from the home for a week or more[7].
Florida Statute § 83.62 – Handling Possession and Personal Property
Florida Statute §83.62 deals with the restoration of possession to the landlord, mainly after an eviction. If you had to go through the courts for an eviction, §83.62 is invoked once you have a judgment and a writ of possession. The statute says that when the sheriff comes to execute the writ (or any time after), the landlord or agent may remove any of the tenant’s personal property left on the premises to the property line (curb)[8]. Neither the sheriff nor the landlord is liable for damage or loss of those belongings once they are removed to the curb[8]. In other words, after a formal eviction, Florida law lets you set the tenant’s stuff out without storage responsibility, and you won’t be on the hook for it being lost or destroyed.
However, what if you retake the property due to abandonment (without a sheriff’s writ)? In that case, §83.62’s protections technically don’t automatically apply because no court officer is involved. By law, a landlord is supposed to handle abandoned belongings via Florida’s abandoned property statutes (Chapter 715) unless an exception applies[9][10]. One major exception is if you included a special abandonment clause in your lease (discussed later) that waives the storage requirement[9][11]. Otherwise, you’re expected to send the former tenant a Notice of Right to Reclaim Abandoned Property and hold items for a certain period (e.g. 10–15 days after notice) before disposal[12][13]. The bottom line: Florida law frowns on landlords simply throwing away a tenant’s belongings without giving them a chance to reclaim them, unless you have that protective lease clause or a sheriff’s involvement.
Most experienced Orlando landlords follow this rule of thumb: if valuable property (worth over ~$500) is left behind, or if you aren’t 100% sure of abandonment, it’s safest to treat the situation like a formal eviction[14][15]. That might mean filing for an eviction to get the writ, or at least adhering to the notice-and-wait procedures of Chapter 715. This caution helps avoid liability if the tenant later claims you wrongfully took their stuff. On the other hand, if the tenant’s possessions are clearly junk or of little value (< $500) and your lease has the proper clause, you have more leeway to discard them after abandonment[16][17]. We’ll cover the lease clauses that can protect you in a later section.
Key Signs of Tenant Abandonment in Orlando Rentals
How can you tell if your Orlando tenant has truly flown the coop or if they’re just laying low? Here are common warning signs of potential abandonment in a single-family rental:
No Rent Payment: The rent is late (and perhaps has been unpaid for multiple weeks) with no explanation[18]. Consistently missed rent is often the first red flag.
Silence & No Communication: The tenant is not responding to calls, texts, or emails. You’ve tried contacting them multiple times with no luck[19][20].
Utilities Shut Off: The lights are off at night and possibly utilities have been disconnected due to non-payment. If power or water service is cut, it’s a strong indicator the tenant isn’t living there[20].
Belongings Removed: Peeking in the windows, you notice that most personal items and furniture are gone. The interior looks sparsely furnished or completely empty, aside from maybe some trash or a few left-behind items[20].
Uncollected Mail or Trash: The mailbox is overflowing with uncollected mail, or packages are sitting at the door. Conversely, the tenant’s trash bins haven’t been put out on garbage day in weeks – signs no one’s home.
Tenant’s Vehicles Gone: The tenant’s usual car is no longer parked at the property. Neighbors haven’t seen their vehicle (or the tenant) in quite some time.
Neighbor Reports: Speaking of neighbors – they report no activity. Perhaps a neighbor mentions that they saw the tenant moving out, or nobody has been coming or going for a while[21].
Property Neglected: The yard is overgrown, newspapers are piling up, or other signs of neglect have appeared. A sudden stop in routine upkeep (like landscaping or pool maintenance in an Orlando home) can hint that the tenant isn’t around.
Individually, some of these signs might have innocent explanations. But if you observe several of these indicators together – e.g. no rent, no response, empty house, and cut utilities – it strongly suggests the tenant has abandoned the rental[19][20]. Document each sign (take photos of the piled mail, note dates of utility shutoff, etc.), as this evidence will help if you need to prove the timeline of abandonment.
Step-by-Step Guide: What to Do if You Suspect Tenant Abandonment
If you’re facing a seemingly abandoned Orlando rental, it’s crucial to follow a careful, legal process. Acting too fast or without proper documentation can lead to claims of illegal eviction. Here’s a step-by-step guide:
1. Verify the Situation – Don’t jump to conclusions. First, investigate discreetly: - Check the property: If you can, perform a drive-by or an exterior inspection. Do you see lights out and no activity? Any posted notes (from utility companies or law enforcement)? - Talk to neighbors: They might confirm if the tenant hired a moving truck or hasn’t been seen in weeks. - Contact the tenant: Call, text, or email using all contact info you have. Give them a reasonable chance to respond. If you have an emergency contact listed on the lease, reach out to that person as well. - Review your lease: See if it has an abandonment clause or absence notification clause that might already spell out some steps or definitions.
Only proceed to the next steps if you have strong evidence that the tenant is truly gone (multiple signs from the previous section)[22]. If you get any response from the tenant or even a third party indicating the tenant’s status (e.g. “He’s in the hospital” or “She’s overseas but coming back”), then do not treat it as abandonment yet.
2. Post and Send an “Abandonment Notice” – Even though Florida law doesn’t explicitly require an abandonment notice, it’s highly recommended to protect yourself. This notice is a formal letter stating that you believe the tenant has abandoned the property, and it gives them a short window to respond before you take further action[23][24]. Here’s how to do it: - Write the notice (or use our template): Include the date, tenant’s name and last known address, your name/landlord or management company, and the rental property address[25][26]. Clearly state why you believe it’s abandoned (e.g. “Rent for June and July has not been paid, and the home appears vacant with utilities off”)[26]. - Reference law or lease: Mention Florida Statute §83.59 and any lease clauses about abandonment to show your actions are grounded in law[27]. For example, you might write: “This notice is given pursuant to Florida Statute 83.59 regarding abandonment.” - Give a deadline: Specify a reasonable deadline for the tenant to contact you if they have not abandoned the property. Florida doesn’t set a fixed timeframe, but 5 business days from the notice date is common in practice[28][29]. State that if you do not hear from them by that date, you will retake possession of the property. - Outline consequences: Explain what will happen if the tenant fails to respond. Typically, warn that the lease will be terminated and you may remove any remaining belongings and re-rent the unit after the date[30]. If you plan to file for eviction as a formality, mention that as well. - Delivery: Post the notice on the property (tape it to the front door or another conspicuous spot) and mail a copy to the tenant’s last known address[31][32]. Use certified mail with return receipt requested, so you have proof it was sent/received[31][32]. It’s also wise to send a copy via regular first-class mail (it often arrives faster) and even email a scanned copy if you have the tenant’s email. - Take photos of the posted notice on the door and keep mailing receipts. This documentation could be crucial if the tenant later claims they weren’t notified.
3. Wait the Required Period – Once the notice is posted/mailed, do nothing further until the deadline passes. In our example, if you gave 5 business days, mark that date on your calendar and wait out those days[33]. Use this time to continue observing the property (from the outside) and document any new developments. Do not enter the unit yet (unless there’s an emergency like a fire or flood). Florida law generally requires giving tenants at least 12 hours’ notice before entry for non-emergencies, so even though you suspect abandonment, it’s prudent to wait for your notice period to expire or give proper notice of entry.
If the tenant contacts you within the notice period, find out what’s going on. If they confirm they haven’t abandoned (e.g. they say they’re coming back or they were hospitalized), you may need to rescind the abandonment process and work out next steps (such as payment of back rent)[34]. Document any such communications in writing.
If no response by the deadline, then you can proceed under the assumption the unit is abandoned[35]. At this point, Florida law (under §83.59) supports your right to retake possession without filing an eviction, since the abandonment presumption has been met. It’s a good idea to send one more written notice (or email) after the deadline like, “As of [date], we have not heard from you and are considering the property abandoned. The lease is terminated as of this date.” This creates a clear record.
4. Inspect and Secure the Property – After the notice period, you should physically inspect the interior of the property to confirm the tenant is indeed gone. It’s best to do this in daylight and, if possible, with a witness (or record video) for your protection. Use your key to enter (or a locksmith if the locks were changed or you don’t have a key). Once inside: - Document the condition: Take photos or video of every room to show how the tenant left the place. Note any damage or significant cleaning needed. - Inventory any belongings: Make a written list of items left behind, with descriptions. Pictures of the items are helpful too[36]. This inventory will be important for legal compliance with abandoned property rules. - Look for clues: Occasionally you might find a clue about the tenant’s whereabouts (e.g. an envelope with a new address, or a note). Keep anything that seems important. - Change the locks: To secure the unit, change out the locks immediately after confirming abandonment[37]. You don’t want the tenant (or anyone else) gaining re-entry, especially since you’ll likely start preparing to re-rent the home. Florida law allows lock changes after abandonment, but make sure your determination was solid – if you were wrong, a premature lockout is illegal. (Remember, lock-outs are permitted only after surrender, lawful eviction, or abandonment as defined by statute[38].) - Turn off services in your name: If you as the landlord had switched utilities to your name when the tenant fell behind, you can keep them on for showing the home, but ensure any services the tenant opened (like cable) are closed out.
5. Handle the Tenant’s Personal Property – Do not discard the tenant’s items willy-nilly. Florida requires careful handling of anything a tenant leaves: - If the unit is completely empty (the tenant took everything except maybe trash), then you have little to worry about – you can dispose of obvious trash and start cleaning up. Still, note what was left (if anything) in case the tenant later claims something of value was left. - If belongings are left: Check your lease for the abandonment clause about personal property. If your lease has the clause allowed by Florida law (stating the landlord is not liable for storage of property after abandonment), you have more freedom to dispose of or donate items[10][39]. Many Florida leases include wording like: “Upon surrender or abandonment of the dwelling, landlord is not responsible for storage or disposition of tenant’s personal property.”[40]. Florida Statute §83.67 (or §83.675 in some references) permits this clause if it’s clearly written and underlined or in bold in the lease[39]. - No lease clause? If you didn’t include that clause, or if you just want to play it safe, you should follow Florida’s standard abandoned property procedure (Chapter 715). This involves sending a “Notice of Right to Reclaim Abandoned Property” to the tenant’s last known address (and any alternate addresses you have) and possibly to any other owner of the property (if known)[13][41]. In that notice, you’ll list the items left behind and inform the tenant they have a certain amount of time to pick them up. Florida law requires giving them at least 10 days from personal delivery of the notice, or 15 days from the date of mailing the notice, to claim their items[12]. The notice should also state that they’ll be charged reasonable storage costs, and if they don’t claim items by the deadline, you will dispose of them per Florida law[13]. - Store securely: Meanwhile, you must safely store the items during that notice period[13]. You can leave them in the unit or move them to a storage area, but you have to take reasonable care of the property (you can’t, say, leave furniture out in the rain). Make sure to document your notice and storage steps (keep a copy of the notice, certified mail receipts, and photos of stored items)[36]. - After the required time, if the tenant doesn’t respond, you may dispose of or sell the items. If any single item is very valuable (over $500), Florida law might require a public auction with notice published in the newspaper, with proceeds (after costs) held for the tenant[42]. For typical scenarios with low-value items, landlords often just throw them out or donate them once legally allowed. Always err on the side of caution – a tenant who abandoned probably won’t come back for that old couch, but following the notice procedure shields you from later complaints.
6. Finalize Documentation – At this point, you should create a file with all documentation related to the abandonment: - Copies of the notices (abandonment notice, and if applicable, abandoned property notice). - Certified mail receipts and tracking info. - Photos/videos of the unit’s condition and any belongings. - A timeline log of key events (e.g. “July 1: rent due, not paid; July 5: no response to calls; July 15: posted abandonment notice; July 21: entered property, found empty,” etc.). - Any communication logs (e.g. texts or emails to the tenant).
This documentation will be your defense if the tenant later tries to dispute the abandonment or claims you did an improper “self-help” eviction. It’s also useful if you decide to send the tenant’s file to a collections agency for unpaid rent or damages – the records show you acted lawfully and gave them every chance to respond[43][36].
7. Mitigate Your Damages (Re-rent the Home) – Florida requires landlords to mitigate damages, meaning you should try to re-rent the property reasonably quickly after a breach like abandonment, rather than letting it sit empty and piling on lost rent[44]. Once you’ve secured the property and dealt with any belongings: - Make necessary repairs or cleaning promptly. - Re-list the property for rent and start showing it to prospective new tenants. - Keep track of your advertising expenses, repair costs, and the date the new lease starts – this will all factor in if you attempt to hold the former tenant responsible for rent up until re-rental.
Remember, the abandoning tenant is still liable for rent for the remainder of the lease term or until a new tenant moves in (whichever comes first), minus any expenses you saved. If you re-rent quickly, it minimizes what you might claim from the old tenant[45][46]. If you included an early termination or liquidated damages clause in the lease (per Florida law, such a clause can require, for example, two months’ rent as an early termination fee if the tenant leaves early and was agreed to in advance[47]), you may charge that amount instead of continuing to accrue rent. Just ensure any such clause was initialed by the tenant to be enforceable under Florida Statutes.
By following these steps, you’ve covered all your bases: you gave the tenant notice and time to respond, followed Florida’s laws for reclaiming possession, respected their property rights, and documented everything. This process not only protects you legally but also demonstrates professionalism, which is important in case the tenant (or their attorney) challenges your actions later.
What Landlords Must Avoid (Self-Help Pitfalls)
Florida is very protective of tenants when it comes to “self-help” evictions. Even if you’re frustrated with a disappearing tenant, do NOT do any of the following before you have the legal right:
Changing Locks Too Soon: Do not change the locks or lock out a tenant before you have confirmed abandonment (or have an eviction writ). Locking a tenant out prematurely – even if they owe rent – is illegal and considered a “prohibited practice.” Florida Statute §83.67 explicitly forbids landlords from removing or changing locks until surrender, abandonment, or eviction has occurred[38]. If you guess wrong and the tenant hasn’t legally abandoned, you could be liable for an illegal lockout.
Shutting Off Utilities: Never shut off electricity, water, or other utilities to try to smoke out a tenant or punish non-payment. This is illegal in Florida. Landlords cannot interrupt utilities that the tenant has a right to, except after abandonment or eviction has been established[38]. Cutting power or water is seen as a form of constructive eviction – a big no-no.
Tossing Out Belongings Immediately: You might be tempted to trash the junk the tenant left the day you find it. Resist that urge. Disposing of a tenant’s personal property before the proper time (notice period or obtaining a writ) can make you liable for damages. In fact, Florida law sets a penalty of at least three months’ rent for removing the tenant’s belongings without following the law, even if the items are not valuable[15]. That penalty is on top of another possible three months’ rent penalty for an unlawful lockout. So you could face six months’ rent in damages plus attorney’s fees if you improperly remove a tenant’s possessions[15]. Always follow the legal procedure or have the lease clause in place.
Entering Without Notice or Cause: Until you’re sure it’s abandoned (or the notice period you gave is up), do not just enter the property at will. Florida requires landlords to give 12 hours’ notice for entry in non-emergencies. A tenant absence doesn’t automatically waive their right to notice (until abandonment is confirmed). Illegally entering could violate their privacy rights and the lease.
Assuming Abandonment for Minor Absences: Don’t declare abandonment just because a tenant is gone for a week or two but still paying rent. If the rent is current, the legal presumption of abandonment does not apply[48]. Also, if a tenant left some stuff and you aren’t sure of their intent, don’t assume. Some tenants disappear for personal crises or jail time and may intend to return. Always err on the side of caution and go through the notice and documentation steps to cover yourself.
Self-Relocating Tenant’s Property: Avoid the temptation to move the tenant’s belongings into storage yourself without notice. If you do move items (say, into the garage or a storage unit), document it and do not throw anything out until legally allowed. Taking a tenant’s property for yourself is absolutely forbidden (that’s theft). Even disposing of it improperly can lead to civil theft or conversion claims. Follow the law or get legal advice if in doubt.
In short, patience and procedure are a landlord’s best friends when dealing with abandonment. Florida courts give the benefit of the doubt to the tenant in close calls[49]. A “quick and dirty” self-help approach might save a little time now but cost you dearly in lawsuits and penalties later. Always stay within the bounds of the law, and when in doubt, consult a Florida real estate attorney or property manager for guidance.
Smart Lease Clauses to Prevent or Address Abandonment
One of the best ways to handle abandonment is to plan for it before it ever happens. By including certain clauses in your lease agreement, you can deter abandonment or at least make the aftermath much easier to manage. Here are some recommended lease clauses for Florida single-family rentals:
Extended Absence Notification: Require the tenant to notify you in writing of any extended absence from the property (e.g. more than 7 consecutive days). Florida law supports this – tenants should inform the landlord if they’ll be away for an extended period[7]. Put a clause in the lease that says failure to do so may be considered a breach or evidence of abandonment. This clause helps you keep tabs on the property’s occupancy and can be cited if the tenant disappears.
Abandoned Property Disposal Clause: Florida allows landlords to insert a clause that waives the landlord’s liability for storing tenant property after abandonment. This clause must be in bold or underlined text in the lease to be effective[39]. An example (actually taken from Florida Statutes) is: “BY SIGNING THIS RENTAL AGREEMENT, THE TENANT AGREES THAT UPON SURRENDER OR ABANDONMENT … THE LANDLORD SHALL NOT BE LIABLE OR RESPONSIBLE FOR STORAGE OR DISPOSITION OF THE TENANT’S PERSONAL PROPERTY.”[11]. Including this clause (per §83.67(3) / §83.675) means that if a tenant abandons the unit, you as the landlord do not have to store their stuff or follow the Chapter 715 notice process[9][10]. It basically lets you discard or donate belongings immediately, without liability. This is extremely helpful, but remember: it must be clearly stated in the lease (in the format the law requires) and the tenant must have signed/initialed it. We highly recommend Orlando landlords use this clause – it’s a game-changer for dealing with abandoned junk.
Definition of Abandonment: To avoid ambiguity, some leases include their own definition of what constitutes abandonment (as long as it doesn’t conflict with the law). For instance, you might write: “Abandonment: In addition to definitions under Florida law, tenant’s absence from the premises for 15 days while rent is delinquent and removal of substantially all personal belongings shall be deemed abandonment of the premises.” This kind of clause can reinforce the statute and put the tenant on notice. It won’t override Florida’s requirements, but it adds clarity and contractual agreement on the scenario.
Early Termination / Liquidated Damages Clause: To reduce the financial sting of an abandonment, consider a lease clause (in line with Florida Statute §83.595) that sets an early lease termination fee or liquidated damages if the tenant breaks the lease. Florida law allows this if the clause is specific and the tenant agrees (often by initialing)[47]. For example, the lease can state the tenant owes an amount equal to two months’ rent if they terminate early or abandon the lease. If a tenant skips out, you can then charge this fee (instead of or in addition to pursuing lost rent month-to-month). It creates a predetermined compensation and might dissuade tenants from leaving on a whim. Ensure the clause meets the legal format: Florida requires language that the tenant has a choice between an early termination fee or continuing liability for rent, etc., and that the tenant initials the choice (this is detailed in §83.595).
Regular Inspection and Entry Clause: While Florida law gives you the right to enter with notice, it’s good to spell out in the lease that you have the right to periodic inspections (with proper notice) or to enter if you suspect something is wrong. Though this is mostly standard, highlighting it might remind tenants that you will notice if they disappear or neglect the property. It could psychologically deter abandonment if they know you’re keeping an eye on the home’s condition. Additionally, include a clause that if the tenant does abandon the property, you have the right to enter and secure it immediately – this aligns with the law but having it in writing reinforces your position.
Emergency Contact Information: Require tenants to provide an emergency contact (friend or family member) on their application or lease. If you can’t reach the tenant, having someone to call could help clarify a mysterious absence (maybe the tenant had a medical emergency, etc.). While not exactly a clause, collecting this info can be part of the lease packet and is very useful when a tenant goes AWOL.
By including these clauses, you not only reduce the risk of abandonment (tenants will know you’re proactive and aware), but you also give yourself more tools to handle it smoothly if it does happen. Always have a Florida attorney or property management professional review your lease to ensure these clauses are compliant and properly worded. A solid lease is the best prevention against many rental issues, abandonment included.
Free Tenant Abandonment Notice Template for Orlando Landlords
Dealing with a possible abandonment can be overwhelming, so we’ve prepared a free template to make one step easier: an Orlando-specific Tenant Abandonment Notice. This downloadable template is a form letter you can customize and serve to your tenant once you suspect they’ve left for good. It includes all the essential elements we discussed earlier: - A clear statement of why you believe the property is abandoned (with blanks to fill in details like missed rent dates, observation of the unit, etc.). - References to Florida’s statutes on abandonment to show you’re acting within the law. - A defined deadline (e.g. 5 business days) for the tenant to respond and reclaim the property or contact you. - An outline of the consequences (termination of lease, disposal of belongings per law, re-rental) if the tenant fails to respond by the deadline. - Fields for you to fill in your contact information, the property address, and the date of posting/mailing the notice.
Using a standardized template ensures you don’t forget any crucial info and presents a professional front to the tenant. It also provides written proof that you gave the tenant a fair chance to respond. Having documentation like this can be invaluable if any legal questions arise later.
👉 To get the free template: [Download the Tenant Abandonment Notice Template] now by clicking the link (no cost, no hassle). Customize it for your property and keep a copy on file so you’re prepared for any future incidents. (If for some reason the link does not appear, visit our Orlando Landlord Resources page on our website to find the abandonment notice template.)
Note: This template is geared for Florida and Orlando-area rentals, aligning with state law. If you own properties in other jurisdictions, be sure to check local laws as requirements can vary.
Conclusion: Protect Your Investment (And When to Seek Help)
Tenant abandonment is a challenge no landlord or real estate investor wants to face, but being prepared can turn a potential disaster into a manageable process. By understanding Florida’s legal definition of abandonment and following the proper steps for notices, documentation, and property handling, Orlando landlords can safely navigate an abandonment scenario without ending up in court for wrongful eviction. Always remember to put things in writing, take pictures, and keep evidence of everything you do. The goal is to protect your investment home while staying on the right side of the law.
Finally, know that you don’t have to handle this alone. If you’re an out-of-area owner or simply prefer a professional touch in dealing with difficult tenant situations, consider enlisting the help of experienced property managers. For instance, Ackley Florida Realty is a trusted local firm that can assist with lease enforcement, regular property inspections, and timely re-renting of your Orlando rental when issues like abandonment arise. Having a knowledgeable team on your side means proactive measures can be taken to prevent abandonment (through good tenant screening and communication), and swift action can be initiated to re-secure and re-lease the property if it ever does happen.
Call to Action: Don’t let tenant abandonment catch you off guard. Download our free abandonment notice template to stay prepared, and feel free to reach out to our team at Ackley Florida Realty for guidance or management services to safeguard your Central Florida rental investments. With the right precautions and partners, you can handle any tenant turnover – even the unexpected ones – with confidence and minimal stress.
[1] Property Abandonment in Florida: Definitions and Remedies
[2] [5] [6] [38] [47] When Can a Florida Landlord Retake Possession After a Suspected Abandonment? - Florida Construction Law Attorney & Commercial Litigation Law Firm
https://douglasfirm.com/when-can-a-florida-landlord-retake-possession-after-a-suspected-abandonment/
[3] [4] [14] [15] [16] [17] [48] [49] Legal Update for Landlords and Property Managers
https://evict.com/abandonment-of-the-premises
[7] [13] [39] [41] [42] Property Abandonment Laws In Florida: Legal Guidelines and Procedures
https://www.leaserunner.com/laws/abandoned-property-in-florida
[8] Statutes & Constitution :View Statutes : Online Sunshine
[9] [10] [11] [12] [40] gammilllaw.com
https://www.gammilllaw.com/wp-content/uploads/sites/1302245/2020/01/abdandoned_property.pdf
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