Florida Landlord Entry Notice 2026: The 24-Hour Rule (Not 12)
- How much notice must a Florida landlord give before entering? At least 24 hours' notice before entering to make repairs, under Fla. Stat. §83.53(2) — changed from 12 hours by Miya's Law in 2022.
- What hours can a Florida landlord enter? For repair entries, between 7:30 a.m. and 8:00 p.m. — the statute's definition of "reasonable time."
- Can a Florida landlord enter without notice in an emergency? Yes. Section 83.53(2) allows entry at any time for protection or preservation of the premises, plus the emergency-consent exceptions in (2)(a)–(d).
If your Florida entry-notice template says 12 hours, it's outdated. In 2022, "Miya's Law" changed the required notice from 12 hours to 24 hours. A surprising number of legal-form sites and landlord guides still show the old number — including some that sell you the forms.
The short version: Under Fla. Stat. §83.53(2), a landlord must give the tenant at least 24 hours' notice before entering to make repairs, and entry must be between 7:30 a.m. and 8:00 p.m. Entry at any time is allowed for protection or preservation of the premises, and the landlord may never abuse access to harass the tenant.
The statute table
| Citation | What it says (one line) |
|---|---|
| Fla. Stat. §83.53(1) | Tenant may not unreasonably withhold consent to entry for inspection, repairs, alterations, services, or showings. |
| Fla. Stat. §83.53(2) | "Reasonable notice" for repair entry = at least 24 hours prior notice; "reasonable time" = 7:30 a.m. to 8:00 p.m.; entry allowed anytime for protection/preservation of the premises. |
| Fla. Stat. §83.53(2)(a)–(d) | For non-repair purposes, entry requires tenant consent, emergency, unreasonably withheld consent, or the tenant's extended absence. |
| Fla. Stat. §83.53(3) | The landlord shall not abuse the right of access nor use it to harass the tenant. |
| Ch. 2022-222, Laws of Fla. ("Miya's Law") | Amended §83.53(2) in 2022, changing "reasonable notice" from 12 hours to 24 hours. |
The 2022 change: 12 hours → 24 hours
Before 2022, §83.53 defined "reasonable notice" as 12 hours. Following the 2021 murder of Miya Marcano — killed by a maintenance worker who used a master key to enter her Orlando apartment — the Florida Legislature passed HB 577/CS/SB 898, known as "Miya's Law." Among other safety reforms, it doubled the repair-entry notice period to 24 hours.
Why this matters for your forms: any notice template, lease clause, or property-management checklist drafted before 2022 that says "12 hours" is now wrong. Audit your documents. (We found major legal-form sites still displaying the 12-hour figure in 2026 — don't trust a template's header; check the statute.)
What the 24-hour rule covers — and what it doesn't
Read §83.53(2) carefully. The 24-hour definition attaches to entry "for the purpose of repair of the premises." The statute treats other entries differently:
- Protection or preservation (burst pipe, fire): entry at any time, no notice required.
- Inspection, showings, agreed services: the tenant may not unreasonably withhold consent — so as a practical matter, give the same 24 hours' written notice and get consent. The statute doesn't fix hours for these, but "reasonable" is judged against the 24-hour benchmark.
- Emergency: enter immediately.
- Tenant unreasonably withholds consent or is absent long-term: the statute provides entry paths — document your attempts first.
And §83.53(3) is the backstop: no abusing access, no using entry to harass. Repeated "inspections" every week will lose you a harassment argument.
Practical rules for Florida landlords
1. Repairs: written notice at least 24 hours ahead, entry between 7:30 a.m. and 8:00 p.m.
2. Showings/inspections: 24 hours' written notice + tenant consent (which they can't unreasonably withhold).
3. Emergencies: go in, then document why it was an emergency.
4. Keep a log of every entry: date, time, purpose, notice given. If a dispute arises, the log is your defense.
Generate compliant notices with our Notice to Enter Generator.
Update your Florida lease for the 24-hour rule. If your lease still references the old 12-hour notice period, your documents are out of date. Rocket Lawyer's Florida-specific lease templates reflect current law, including Miya's Law. Get a current Florida lease
Need a Florida attorney's take? Entry disputes escalate fast. LegalZoom connects you with licensed Florida landlord-tenant attorneys for a quick review of your notice procedures. Consult a Florida attorney
FAQ
How much notice must a Florida landlord give before entering?
At least 24 hours' notice before entering to make repairs, under Fla. Stat. §83.53(2) — changed from 12 hours by Miya's Law in 2022.
What hours can a Florida landlord enter?
For repair entries, between 7:30 a.m. and 8:00 p.m. — the statute's definition of "reasonable time."
Can a Florida landlord enter without notice in an emergency?
Yes. Section 83.53(2) allows entry at any time for protection or preservation of the premises, plus the emergency-consent exceptions in (2)(a)–(d).
Can a tenant refuse entry?
A tenant may not unreasonably withhold consent to entry for inspection, repairs, or showings (§83.53(1)). But the landlord still can't abuse the right of access or use it to harass (§83.53(3)).
Do I need 24 hours' notice to show the unit to prospective tenants?
The statute's 24-hour figure is written for repair entries; showings require the tenant's consent (not unreasonably withheld). Best practice: give the same 24 hours' written notice for showings too.
My lease says 12 hours. Is it still valid?
The lease clause is overridden by the current statute — 24 hours is the legal minimum for repair entry regardless of what an older lease says. Update the lease at renewal.
Last verified: September 27, 2026. This is general information, not legal advice. Verify with a licensed Florida attorney before acting.