ENTRE VOUS part trois

     Many times, a landlord must enter a tenant’s apartment, condominium or house to do repair work.  In this instance, at least twelve hours notice must be given by the landlord to the tenant.

     Florida State Law, FS 83.53 provides that the landlord may enter the rental “upon reasonable notice to the tenant and at a reasonable time for the purpose of repair of the premises.” Note that this is access for repair only. Reasonable notice for repair purposes is “notice given at least 12 hours prior to the entry”. Reasonable time for repair is “between the hours of 7:30 a.m. and 8:00 p.m.” Outside of consent, the most common method to gain access for repair is by posting on the door a notice to enter the next day. Although the statute provides that 12 hours is reasonable notice, the 12.5 hour reasonable time window for access makes same day notice and access totally impractical for non-emergency repairs.

     Because the statute provides for a 12-hour notice and 7:30-8:00 time for repairs, these have become the safe harbor as reasonable notice and time for all notices and entries. If the entry is for something that a reasonable person (read here “a judge”) would think needs more notice, then more notice should be given. While a day’s notice may be sufficient for repair of the sink faucet drip, more notice would be reasonable for carpet replacement, when the resident would be required to clear a room or rooms of everything but furniture. Landlords are reminded that the preferred method of entry in all situations is a mutually satisfactory time and date with the resident.


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