Month-to-Month Tenancy in Florida: Notice to End, Rules and Renewals (2026)
Quick answer: In Florida, a month-to-month tenancy can be ended by either the landlord or the tenant with written notice of at least 30 days before the end of any monthly period (F.S. 83.57(3)). No reason is required. A tenancy is month to month when the lease sets no duration and rent is paid monthly (F.S. 83.46(2)).
Month-to-month tenancies are flexible, but that flexibility cuts both ways. Owners can change terms or end the tenancy with notice, and tenants can leave just as easily. This guide explains how Florida month-to-month tenancies start, how much notice to give, and what happens when a fixed-term lease expires. For rent changes, see our guide on how much a landlord can raise rent in Florida.
How a Month-to-Month Tenancy Starts
If the rental agreement says nothing about how long the tenancy lasts, the rent payment period decides it. Rent paid monthly creates a month-to-month tenancy, and the same logic applies to other periods (F.S. 83.46(2)).
| Rent is payable | Tenancy type |
|---|---|
| Weekly | Week to week |
| Monthly | Month to month |
| Quarterly | Quarter to quarter |
| Yearly | Year to year |
Many month-to-month tenancies begin when a written lease ends and the tenant stays on with the landlord permission and keeps paying rent monthly. If you want a different outcome, say so in writing before the lease ends.
How Much Notice Ends a Tenancy Without a Set Term
F.S. 83.57 sets the minimum written notice, and it applies to both landlord and tenant:
| Tenancy type | Minimum written notice |
|---|---|
| Year to year | 60 days before the end of the annual period |
| Quarter to quarter | 30 days before the end of the quarterly period |
| Month to month | 30 days before the end of the monthly period |
| Week to week | 7 days before the end of the weekly period |
The notice must come before the end of a rent period. Here is a simple example. If the monthly period ends on November 30, notice must be delivered no later than October 31 to end the tenancy on November 30. If it arrives late, the tenancy generally runs to the end of the next monthly period.
How to Deliver the Notice
- Put it in writing. State the date the tenancy will end.
- Use an approved delivery method. Mail it, deliver a true copy, email it in line with F.S. 83.505, or, if the tenant is absent, leave a copy at the residence (F.S. 83.56(4)).
- Keep proof. Save a copy of the notice and a record of how and when it was delivered.
- Count carefully. Deliver early. A late notice pushes the end date out by a full month.
When a Fixed-Term Lease Ends
A lease with a specific duration can include a notice-of-nonrenewal clause. If it does, the clause must meet the limits in F.S. 83.575:
- Notice window: the lease may not require less than 30 days or more than 60 days of notice from either the tenant or the landlord (83.575(1)).
- Two-way duty: a lease that requires the tenant to give notice must also require the landlord to give notice if the lease will not be renewed (83.575(1)).
- Liquidated damages: a tenant who fails to give the required notice can be charged liquidated damages only if the lease provides for them and the landlord first sends written notice of the tenant obligations within 15 days before the start of the notification period (83.575(2)).
- Holdover: if the tenant stays on with permission after the lease ends and does not give the 30-day notice required by F.S. 83.57(3) before leaving, the tenant is liable for an additional 1 month of rent (83.575(3)).
If you plan to renew, offer the new term in writing well before the lease ends. If you do not plan to renew, give your nonrenewal notice inside the window your lease sets. Our guide to what should be in a Florida lease agreement covers the clauses worth including.
Month-to-Month or Annual Lease: What Owners Should Weigh
| Month to month | Annual lease | |
|---|---|---|
| Flexibility | High for both sides | Fixed until the term ends |
| Rent changes | Possible with proper notice | Generally at renewal |
| Vacancy risk | Higher, since the tenant can leave with 30 days notice | Lower during the term |
| Turnover cost | Can repeat more often | Spread over a longer stay |
| Best for | Short or uncertain stays | Stable, long-term income |
Most owners prefer annual leases for steady income, then move a tenant to month to month only when there is a clear reason, such as a planned sale or renovation.
After the Tenancy Ends
- Inspect the unit and document its condition. See our move-in and move-out inspection checklist.
- Return the deposit or send a claim notice on time. See the Florida security deposit law guide.
- If the tenant stays past the end date, follow the proper process. See the Florida eviction process.
Frequently Asked Questions
How much notice does Florida require to end a month-to-month tenancy?
Either side must give written notice of not less than 30 days before the end of any monthly period (F.S. 83.57(3)). Quarterly tenancies also need 30 days, yearly tenancies need 60 days, and weekly tenancies need 7 days.
Does the notice have to be in writing?
Yes. F.S. 83.57 requires written notice delivered in the manner described in F.S. 83.56(4): by mail, by delivering a true copy, by email in line with F.S. 83.505, or, if the tenant is absent, by leaving a copy at the residence.
Can a lease require more or less notice at the end of a fixed term?
For a lease with a specific duration, the lease may require both sides to give notice before the term ends, but it may not require less than 30 days or more than 60 days (F.S. 83.575(1)).
What if the tenant stays after a fixed-term lease ends?
If the tenant remains with the landlord permission after the lease has terminated and does not give the notice required by F.S. 83.57(3) before leaving, the tenant is liable for an additional 1 month of rent (F.S. 83.575(3)).
How do I know if a tenancy is month to month?
If the lease says nothing about how long the tenancy lasts, the rent payment period decides it. Rent payable monthly means a month-to-month tenancy (F.S. 83.46(2)).
Bottom Line
A month-to-month tenancy ends with written notice of at least 30 days before the end of a monthly period, from either side. Know which type of tenancy you have, deliver notice in an approved way, and keep proof. For fixed-term leases, follow the 30 to 60 day notice limits in F.S. 83.575 and plan renewals early.
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Schedule My Free Market Evaluation Or call 561-502-3227This article is general information, not legal advice. Statutes change, so confirm current requirements with a Florida attorney before relying on them for a specific situation.