Many of my clients own a home in Orlando that they want to rent out: a house they moved out of, an inherited property, or an investment. Leasing a home well protects your income and your property. Here is the process I follow with owners.
1. Prepare the home
Tenants pay more, and stay longer, in homes that are clean, freshly painted and working. Before listing, fix anything that leaks, sticks or doesn't work, have the AC serviced, and replace air filters. In Central Florida the AC is the system tenants call about most.
2. Check HOA rules
Most communities around Orlando have an HOA, and many have leasing rules. They may require an application and approval for every tenant, a minimum lease of six months or a year, or a limit on the number of rentals. Read the documents before you list. A tenant who can't move in because the HOA hasn't approved them is a lost month of rent.
3. Price the rent correctly
The right rent comes from homes that actually leased recently, with similar size, condition and location, not from what other owners are asking. A home priced 5% too high can sit empty for a month, and that month costs more than the extra rent would have earned in a year.
4. Market it well
Professional photos, an accurate description and fast replies make a big difference. I list my clients' rentals on the MLS, which feeds sites like Zillow and Realtor.com, and promote them on my social channels in English and Spanish.
5. Screen tenants the same way every time
Set your criteria in writing before you see applications, and apply them equally to everyone: income, rental history, credit, and background check. Federal and Florida fair housing laws prohibit discrimination based on race, color, national origin, religion, sex, disability or familial status.
6. Use a solid Florida lease
Use a written lease designed for Florida, covering rent, due dates, late fees, maintenance responsibilities, pets, HOA rules and how the deposit will be handled. Florida landlords must also give certain disclosures, such as radon gas and, for homes built before 1978, lead paint.
7. Handle the security deposit correctly
Florida Statute 83.49 sets strict rules for deposits:
- Hold the deposit in a Florida bank account, or post a surety bond.
- Within 30 days of receiving it, give the tenant written notice of where and how it is held.
- After the tenant moves out, return the deposit within 15 days. If you plan to keep part of it, send written notice of your claim by certified mail within 30 days.
If you miss the 30-day notice, you can lose the right to make any claim against the deposit.
8. Decide who will manage it
Self-managing can work if you live nearby and have time for repairs, rent collection and late-night calls. If you live out of state or abroad, a property manager handles all of it and keeps you compliant with Florida law. For my clients who want ongoing management, I work with Total Rental, a local Orlando property management company.
Frequently asked questions
Do I need HOA approval to rent my home in Orlando?
Often, yes. Many communities around Orlando require tenants to apply and be approved, and some set a minimum lease length or limit rentals. Check your HOA documents before you list.
How long does a Florida landlord have to return a security deposit?
Under Florida Statute 83.49, 15 days if there is no claim. If the landlord plans to keep part of it, written notice must be sent by certified mail within 30 days of the tenant moving out.
How do I know how much rent to charge in Orlando?
Compare homes of similar size, condition and location that leased recently, not current asking prices. A local agent can pull recent lease data from the MLS.
Can I rent out my Orlando home if I live in another country?
Yes. Many owners abroad rent their Florida homes with a local property manager who handles tenants, maintenance and Florida legal requirements. Rental income generally must be reported to the IRS.
Have a question about your situation?
I answer personally, in English or Spanish, usually the same day.
Sources
This guide is general information, not legal or tax advice. Laws and figures change; confirm the details for your situation with a professional.