Florida Renters: What Actually Changed (and Didn't) in 2026, and the 6 Rules Palm Beach County Tenants Should Know

Renter Guide · Florida Law 2026 · Palm Beach County, FL

By Jean Taveras, Broker-Owner, Atlis Property Management · Updated October 2026

If you rent a home or condo in Palm Beach County, you have probably seen conflicting headlines about what Florida changed for tenants. Some describe real laws. Some describe bills that never passed. This guide sticks to what can be confirmed in the Florida Statutes and on the Florida Senate's own bill pages, and it tells you the year each change was made by citing the chapter law in the statute's history line.

We manage homes for owners, and we write this for renters because informed tenants make for smoother tenancies on both sides. If you are an owner, the last section covers what these rules mean for you. For a broader overview of tenant rights, see our guide to tenant rights in Jupiter rental homes.

What Actually Changed: Rental Application Fraud Is Now a Felony

The newest change is criminal, not landlord-tenant law. Section 817.537, created by chapter 2026-143, says a person may not enter into and take possession of a residential dwelling unit by knowingly and willfully doing any of the following:

• Making or causing to be made any materially false statement, in writing, relating to the person's identity in any rental application for a residential tenancy.
• Presenting forged, fictitious, or counterfeit documents to the landlord, including a driver license, an identification card, a bank statement, or a paystub.
• Impersonating another person in whose name a rental application is submitted.

A violation is "the offense of fraudulent entry of a residential dwelling unit, which is a felony of the third degree." The Florida Senate's page for HB 1293 shows the bill was approved by the Governor and assigned chapter number 2026-143, with an effective date of October 1, 2026.

For honest applicants, the practical message is simple. The statute targets knowing and willful conduct: false identity statements, forged documents, and impersonation. Submit real pay stubs and bank statements, explain gaps instead of papering over them, and keep copies of what you submit. Landlords and managers in Palm Beach County screen documents more carefully every year, and a clear, truthful file is the fastest way through. Our sibling post on the new rental application fraud law covers the owner side.

What Changed in 2025: E-Mail Notices and Flood Disclosure

E-mail notices, only by signed agreement

Section 83.505, created by chapter 2025-16, lets a landlord or tenant deliver notices required under the landlord-tenant law by e-mail, but only if both parties signed an addendum specifically agreeing to e-mail delivery and each provided a valid e-mail address. The addendum must conspicuously say the election is voluntary and can be revoked. Either party can revoke the agreement or update the e-mail address at any time by written notice.

Two details matter for renters. First, a notice sent under §83.505 "is deemed delivered at the time it is sent, unless the e-mail is returned to the sender as undeliverable," so an inbox you no longer check can cost you time on a deadline. Second, the same 2025 law is reflected in other sections: the history lines of §83.56 and §83.49 both list chapter 2025-16, and their current text allows e-mail delivery "in accordance with s. 83.505." If you signed the addendum, watch that inbox. If you did not, the landlord uses the other delivery methods the statutes list. Our explainer on the HB 615 e-mail notice rule walks through the addendum.

Flood disclosure on leases of 1 year or longer

Section 83.512, created by chapter 2025-166, requires a landlord to complete and provide a flood disclosure to a prospective tenant "at or before the execution of a rental agreement for a term of 1 year or longer," in a separate document. The form begins by stating that renters' insurance policies do not include coverage for damage resulting from floods, and it then tells you whether the landlord:

• Has or has no knowledge of any flooding that damaged the dwelling unit during the landlord's ownership;
• Has or has not filed an insurance claim relating to flood damage in the unit, including with the National Flood Insurance Program; and
• Has or has not received assistance for flood damage to the unit, including from the Federal Emergency Management Agency.

The disclosure has teeth. Under §83.512(2), if the landlord violates the section and the tenant suffers a substantial loss or damage to personal property as a result of flooding, the tenant may terminate by written notice and by surrendering possession no later than 30 days after the date of the damage or loss. "Substantial loss or damage" means repair or replacement costs of 50 percent or more of the property's market value on the date of the flood. The landlord must refund rent paid in advance for any period after termination. If you live near the Intracoastal, a canal, or a low-lying street, read the disclosure carefully and ask your insurance agent about separate flood coverage. Our 2026 hurricane prep guide covers storm season from the owner's side.

What Changed in 2023: Statewide Rules and the 30-Day Notice

Two 2023 changes still shape every Palm Beach County lease. Section 83.425, created by chapter 2023-314, preempts the regulation of residential tenancies to the state and supersedes local government regulations on matters covered by the landlord-tenant law, including screening, security deposits, application fees, lease terms, disclosures, fees, and notice requirements. Separately, §125.0103(2) says a local government "may not adopt or maintain in effect any law, ordinance, rule, or other measure that would have the effect of imposing controls on rents."

The same chapter law amended §83.57. Today, §83.57(3) says a month-to-month tenancy is terminated "by giving not less than 30 days' notice prior to the end of any monthly period," which applies to the landlord and the tenant alike. If you rent month to month and want to move, give 30 days' written notice before the end of a monthly period. For renewals and rent changes, see our guides to lease renewal rules in Jupiter and how rent can legally be increased.

What Did Not Change, Despite the Headlines

The most repeated claim is that Florida lengthened the notice for unpaid rent to five days. It did not. Senate Bill 716 in the 2026 session proposed revising the time period for payment of rent from three days to five days; the Florida Senate's bill history shows it was filed on December 18, 2025 and "Died in Judiciary" on March 13, 2026. An identical House bill, HB 811, died in the Civil Justice and Claims Subcommittee the same day. Section 83.56(3) still allows a landlord to terminate if rent stays unpaid "for 3 days, excluding Saturday, Sunday, and legal holidays, after delivery of written demand." Our post on the 5-day notice myth covers the details.

Other rules worth knowing that are already in the statutes:

Section 83.53 was last amended by chapter 2022-222, and its current text sets the 24-hour notice and the 7:30 a.m. to 8:00 p.m. window for repair entries. For deposits in detail, see our guide to security deposit laws in Palm Beach Gardens. If you are ever served with an eviction lawsuit, §83.60(2) has strict deadlines, so contact a lawyer or a legal aid office immediately; our eviction process guide explains the sequence.

The Palm Beach County Rental Market Renters Are Shopping In

Laws are only part of a renter's picture. Here are median asking rents for homes and condos listed for lease, as reported by PBP Real Estate as of October 7, 2026, against a five-county median of $2,800:

These are asking rents on active listings, not signed leases. For how owners set rents, see our West Palm Beach fair rent guide.

Common Mistakes Renters and Owners Make With the 2025–2026 Changes

• Assuming e-mail is automatic. Without a signed §83.505 addendum, e-mail is not one of the listed delivery methods.
• Ignoring the flood disclosure. Renters' insurance does not cover flood damage, and the form says so.
• Trusting a headline about five days. The statute says 3 days, excluding weekends and court-observed holidays.
• Padding an application. Forged pay stubs or false identity statements are now a felony under §817.537.
• Owners skipping the separate flood form. Section 83.512 requires a separate document at or before signing a lease of 1 year or longer.
• Leaving notices undocumented. Tenants and owners should both keep copies of every notice, e-mail, and receipt.

What Owners Should Take From This, and How Atlis Works

For owners, the 2025 and 2026 changes come down to paperwork done right: a separate flood disclosure on every lease of 1 year or longer, a signed e-mail addendum before relying on e-mail notices, and careful document review at application. Atlis is broker-owner led from our office on PGA Boulevard in Palm Beach Gardens and manages single-family homes, townhomes, condos, and small multifamily across Palm Beach County, with resources for residents on our tenant FAQ page. Our published results are a 21-day average lease-up, 98%+ of rent collected monthly, and a 74% renewal rate, and maintenance requests are handled through 24/7 AI-assisted triage.

Frequently Asked Questions

Own a rental and want your lease, disclosures, and notices checked against the 2025 and 2026 changes? We will review them with you.