Owner questions, answered
Property Management FAQ for Florida Rental Owners
Straight answers on management costs, Section 8, Florida landlord law, problem tenants and rental income taxes, from a broker-owned company that manages over 400 properties.
Answers by topic
- Fees and hiring6
- Renting your house4
- Florida law5
- Problem tenants3
- Taxes5
- HOA and insurance5
Every answer rests on a Florida statute, an IRS rule or a housing program.
Property management FAQ
Questions Every Rental Property Owner Asks
Owning a rental in Florida brings the same questions again and again: what a manager costs, when you can rent the house you just bought, what the law lets you charge and how the IRS treats your rent. Every answer here rests on the Florida statute, the IRS rule or the housing program behind it, so you can act on it with confidence.
Royalty Concierge Services has managed thousands of properties since 2002, and today it manages over 400 across Miami-Dade, Broward and Palm Beach. If your question isn't here, call 305-225-5033 or ask for a free proposal, and our licensed team will answer it for your property.
Quick answer
How Much Does a Property Manager Cost in Florida?
A property manager in Florida costs a monthly management fee plus a one-time fee each time a new tenant signs, and the amount depends on your property and the services it needs.
- Monthly Management Fee: The ongoing fee for collecting rent, handling repairs and inspecting the home, often set as a share of the rent collected.
- Tenant Placement Fee: A one-time fee when a new tenant signs, paying for the marketing, showings, screening and lease.
- Renewal Fee: Some managers charge when a tenant renews, for the new lease and the rent review.
- Your Property Management Rates: Royalty Concierge Services quotes its rates for your property in a free proposal, backed by a 90-day money-back guarantee.
Fees and hiring
Property Management Fees and Hiring a Manager
What you pay, what it covers and how to check a manager before you sign.
Who holds the real estate license at Royalty Concierge Services?
Emilio Jose Cardenal, who owns Royalty Concierge Services, has been a licensed Florida real estate broker since 1991 (license BK563525). Florida law treats renting property for others for pay as broker activity, so anyone who collects rent or signs leases for an owner must hold an active real estate license. Working with a licensed broker means your rent and your tenant's deposit sit in a trust or escrow account, and your leases follow state statutes.
What is a leasing fee in property management?
A leasing fee, also called a tenant placement fee, is the one-time charge a property management company collects for finding and placing a new tenant. It covers marketing the property, showings, background and credit checks, drafting the lease and the move-in inspection.
How do you tell if a property management company is legitimate?
You verify a Florida property management company is legitimate by checking the state's DBPR website to confirm they operate under an active real estate broker license. Legitimate companies will also provide clear, written management agreements, hold tenant deposits in a Florida banking institution, and have established, verifiable reviews from local property owners.
Do property management companies pay for repairs?
No, the property owner pays for repairs, but the management company coordinates them. The manager pays licensed vendors from the rent it collects. At Royalty Concierge Services, you approve repairs before any work begins, except emergencies that protect the home, keeping you in control of your expenses.
What is a tenant ledger, and why does it matter to a landlord?
A tenant ledger, also called a rent ledger, is the official accounting record of a specific tenant's financial history with the property. It tracks every charge and payment, including rent, late charges, deposits, and repair fees. It matters because if you ever need to evict a tenant for non-payment, the court needs an accurate, up-to-date ledger as proof of the debt.
Renting your house
Renting Your House and Section 8 in Florida
The rules that decide when you can rent, and how the voucher program pays you.
Quick answer
When Can You Start Renting Your House After Purchase?
You can start renting your house immediately after closing, provided your mortgage and HOA allow it. Investment loans permit immediate leasing, but primary residence loans usually require you to live in the home for one year first.
- FHA Loans: You must move in within 60 days and live there at least one year before renting it out, unless your lender agrees in writing.
- Other Home Loans: Conventional and VA loans set their own occupancy terms, so read the occupancy section of your mortgage.
- Investment Purchases: A home financed as an investment property can be rented as soon as it's ready.
- Before the First Tenant: Switch to a landlord insurance policy and check your HOA's leasing rules.
Can I rent my house if I have a mortgage?
Yes, you can rent your house if you have a mortgage, but it depends on the loan type. If you purchased the home with an investment property loan, you can rent it immediately. If you used a primary residence loan (like FHA or conventional), you must typically occupy the home for 12 months before you can legally rent it out.
How do you become a Section 8 landlord in Florida?
To become a Section 8 landlord in Florida, you must first have an available rental property and apply through your local Public Housing Authority (PHA). The PHA will inspect your property to ensure it meets federal housing quality standards. Once approved and a Section 8 tenant is selected, you sign a lease with the tenant and a housing assistance payment (HAP) contract with the PHA.
How profitable is Section 8 real estate for a rental owner?
Section 8 real estate can be highly profitable because the housing agency pays a large portion of the rent directly to you, providing consistent cash flow even during economic downturns. However, profitability depends on passing the agency's regular inspections, maintaining the property to HUD standards, and managing tenant turnover effectively.
Florida law
What Florida Landlords Are Responsible For
Each answer rests on the section of the Florida Statutes that governs it.
Do landlords have to pay for pest control in Florida?
In Florida, the landlord of any rental other than a single-family home or duplex, such as an apartment or a condo, must provide extermination unless the lease says otherwise in writing (Florida Statute 83.51). For single-family homes and duplexes, the lease decides. A well-written lease should explicitly state whether the landlord or the tenant pays for extermination services.
How often can a landlord inspect a property in Florida?
A landlord can inspect a property as often as reasonably necessary, and the tenant can't unreasonably refuse entry (Florida Statute 83.53). For repairs, Florida law requires at least 24 hours' notice and entry between 7:30 a.m. and 8 p.m. Royalty Concierge Services inspects every home in person on a regular basis to catch maintenance issues early without disturbing the tenant's quiet enjoyment.
Can a landlord charge a pet deposit for an emotional support animal?
No. Under the federal Fair Housing Act, an emotional support animal (ESA) is not considered a pet. Therefore, landlords cannot charge a pet deposit, pet fee, or monthly pet rent for a documented ESA. However, the tenant remains financially responsible if the animal causes damage to the property.
Does a rental agreement need to be notarized in Florida?
No. Florida law doesn't require a residential lease to be notarized, and Florida Statute 689.01 says no witnesses are required for a lease of real property, whatever its term. What protects you is a clear written lease signed by you and every adult tenant.
What is the difference between a lease and a rental agreement?
While often used interchangeably, a lease typically refers to a long-term contract (usually 12 months) that locks in the rent price and terms for the duration. A rental agreement usually refers to a month-to-month arrangement that renews automatically until either party ends it with written notice at least 30 days before the end of a monthly period (Florida Statute 83.57).
Problem tenants
Holdover Tenants, Unpaid Rent and Evictions
What the law lets you do when a tenant won't pay or won't leave.
What is a holdover tenant in Florida, and what can you do?
It's a tenant who stays after the lease ends without the landlord's permission. In Florida, the landlord can recover possession through an eviction in court and also collect double the rent for the time the tenant refuses to leave (Florida Statute 83.58).
Can you evict a tenant without a lease in Florida?
Yes, you can evict a tenant without a written lease. In Florida, a tenant without a lease paying monthly is considered a month-to-month tenant. You must first give written notice at least 30 days before the end of a monthly rent period (Florida Statute 83.57). If they do not leave, you can file a standard eviction lawsuit.
Can a tenant be evicted for unpaid late fees in Florida?
Yes, but only if your lease is written correctly. In Florida, a tenant can be evicted for unpaid late charges if the lease explicitly defines late fees as "additional rent." If they are not defined as additional rent, you can sue for the money in small claims court, but you cannot use a 3-Day Notice to Pay or Quit to evict them.
Taxes
Rental Income Taxes and Deductions
How the IRS treats your rent, and the expenses that lower the tax on it.
Is rental income earned income for tax purposes?
No, the IRS generally classifies rental income as passive income, not earned income. Because it is passive, you generally don't owe self-employment tax (Social Security and Medicare) on rental income, though it is still subject to standard income tax based on your tax bracket.
How do you report rental income on your taxes?
You report rental income and expenses to the IRS using Schedule E (Supplemental Income and Loss), which attaches to your Form 1040. You must report all rent received, and you can deduct operating expenses, management fees, mortgage interest, property taxes, and depreciation.
Are HOA fees tax deductible on a rental property?
Yes, regular association dues are tax-deductible as an operating expense on a rental property, and you claim them on Schedule E. Special assessments for improvements are different: you recover them through depreciation, not in the year you pay. Dues on the home you live in aren't deductible.
Are property management fees tax deductible?
Yes, the IRS treats management fees as an ordinary rental expense, so they're fully tax-deductible on Schedule E. This includes the monthly fee, the fee for placing a tenant and any lease renewal fee.
How do you avoid capital gains tax on a rental property?
The most common way to defer capital gains tax when selling a rental property is by using a 1031 Exchange, which allows you to reinvest the proceeds into a new investment property. Alternatively, if you move into the rental and use it as your primary residence for two of the five years before selling, you may exclude part of the gain under the Section 121 primary residence exclusion; the years it was rented and the depreciation you claimed stay taxable.
HOA, insurance and seasons
HOA Dues, Insurance and Seasons for Florida Landlords
The questions that come with condos, policies and owners who spend part of the year away.
What happens if you don't pay HOA fees in Florida?
If you fall behind on your dues, the association can charge interest and late charges, suspend your access to community amenities and record a lien on your property. If the debt remains unpaid, it can foreclose on the home 45 days after its notice of intent, even if you are current on your mortgage. If the home is rented, it can also demand that your tenant pay the rent to the association until the debt is paid.
Does landlord insurance cover damage caused by a tenant?
It depends on the policy. Most landlord policies cover sudden, accidental damage such as a fire or a burst pipe, but many exclude or limit damage a tenant causes on purpose, and none cover normal wear and tear. Read your policy's exclusions, and count on the security deposit for tenant damage.
What is a tenant estoppel certificate, and who signs it?
A tenant estoppel certificate is a document signed by the tenant confirming the current details of their lease, including the rent amount, the security deposit held, and that there are no ongoing disputes with the landlord. It is typically required by a lender or a buyer when a rented property is being sold or refinanced to verify the lease file and the rent records.
When is snowbird season in Florida, and when do they leave?
Snowbird season in Florida traditionally begins in November or December and runs through April. Most seasonal residents leave in late April or May, before the Florida summer heat and hurricane season begin.
How do you get a free proposal from Royalty Concierge Services?
You can get a free proposal by calling our office or filling out the contact form on our website with your property address and details. A licensed team member will review local MLS data and provide you with a written rent estimate and a breakdown of our management services.
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