How to Verify a Florida Property Manager’s License in 60 Seconds (DBPR Walkthrough, 2026)
Last updated April 23, 2026 · Reading time: 6 minutes · Written by Jon C. Schmitt, Licensed Florida Real Estate Broker & Owner, True Patriot Property Management
Quick answer: To verify a Florida property manager’s license, go to myfloridalicense.com, click “Verify a License,” choose “Real Estate,” and search by the person’s or brokerage’s name. A legitimate Florida property manager must hold either a Real Estate Sales Associate (SL), Broker Associate (BK), or Broker (BK) license issued by the Florida Department of Business and Professional Regulation (DBPR) under Florida Statute Chapter 475. If the name returns “no results” or shows a license status other than “Current, Active,” do not sign the management agreement. Unlicensed property management of third-party rentals is a first-degree misdemeanor in Florida and voids most insurance claims.
The fastest way to verify a Florida property manager
license takes less than 60 seconds and it could
save you thousands of dollars.
Ninety-five percent of the “my property manager disappeared with my rent” complaints I see on Florida landlord forums come from owners who never ran this check. It takes less than a minute. It’s free. It’s the single most important thing you can do before wiring a security deposit to anyone claiming to manage Florida rentals. Looking for a licensed manager you can verify in seconds? Our family-owned, Fannie Mae approved team is fully BK-licensed in Florida — request a free rental analysis.
Here is the exact process, in order, with the reasoning behind each step.
Step 1: Open the Official DBPR License Lookup
Go to https://www.myfloridalicense.com. From the home page, click “Verify a License.” This takes you to the DBPR’s public license verification portal the authoritative database for every licensed real estate professional, broker, sales associate, and brokerage in the state of Florida.
Do not use Google’s license checker, a third-party “verification” site, or the property manager’s own website badge. Only DBPR’s database is authoritative, and only it will show you complaints, discipline history, and license status changes.
Step 2: Choose the Right Board
From the “Board” dropdown, select “Real Estate Commission.” Florida property managers who handle rentals for third-party owners are required to be licensed under the Real Estate Commission, not under the separate Community Association Manager (CAM) board. CAM licenses cover HOA and condo association management different job, different law.
Why this distinction matters
A CAM license does not authorize someone to collect rent, sign a lease, or market a rental on behalf of an individual owner. If a “property manager” shows you a CAM license and nothing else, they are not legally permitted to manage your single-family rental, townhome, or individually-owned condo in Florida. Florida Statute 475.01 is clear on this.
Step 3: Search by Name (Person and Company)
Run two searches:
- The individual agent’s name first and last. This shows their personal license, license type, status, and which brokerage they operate under.
- The brokerage name this shows the company’s broker of record, the firm’s DBPR license number, and the physical office address on file.
Both should match. If an agent’s license shows a different brokerage than the one on the management agreement you were sent that is a hard stop. It means the agent is operating outside their brokerage authority, which voids the contract and the brokerage’s errors-and-omissions insurance.
Step 4: Decode the License Type
DBPR lists five real estate license classes. Here is what each one can legally do in property management:
| License code | What it is | Can it manage your rental? |
|---|---|---|
| SL | Real Estate Sales Associate | Yes but only under the supervision of a licensed Broker (BK). The brokerage is legally responsible, not the agent alone. |
| BL | Broker Associate | Yes has broker credentials but works under another Broker’s firm. |
| BK | Broker | Yes the highest individual license, legally authorized to own and operate a real estate brokerage. |
| CQ | Corporate Real Estate Broker (brokerage firm) | Yes this is the firm-level license. Every legitimate Florida PM company will have one. |
| CAM | Community Association Manager | No cannot manage individually-owned rental property. |
If your property manager’s only license is a CAM license, they are not legally qualified to manage a rental house or individually-owned condo for you. Walk away.
Step 5: Verify Florida Property Manager License Status Must Say Current, Active
On the license detail page, look for the Primary Status and Secondary Status fields. The only combination you want to see is:
- Primary Status: Current
- Secondary Status: Active
Anything else is a problem:
- “Current, Involuntary Inactive” license is technically valid but the holder cannot legally perform real estate services. They failed to complete continuing education.
- “Null and Void” license has lapsed. They cannot legally operate at all.
- “Suspended” or “Revoked” DBPR has disciplined the licensee. This is a full stop.
- “Pending” the license has not yet been issued. They are operating illegally if they are collecting money from owners.
Step 6: Verify Florida Property Manager License Disciplinary History
While you’re on the license detail page, click the “Discipline” or “Final Orders” tab. DBPR publishes every final order of discipline publicly. If there are complaints filed against the licensee, you’ll see them here.
Not every complaint is damning some are petty neighbor disputes or paperwork issues. But a pattern of escrow-related complaints is a red flag you cannot ignore. Property managers hold owner money in trust; if they’ve been disciplined for mishandling escrow before, the next victim could be you.
You can also cross-reference with the Better Business Bureau and the Florida Division of Consumer Services complaints portal.
Jon’s Take: I’ve been licensed in Florida for two decades, and I can tell you the reason unlicensed operators keep finding victims is that owners assume “they have a website and business cards, they must be licensed.” That’s not how it works. Run the search. If I were hiring a manager for my own property in another state, I’d run the same check before I’d hand over a key.
What “Unlicensed Property Management” Actually Is (and Why You Care)
Under Florida Statute 475.42, practicing real estate (which includes property management of third-party rentals for compensation) without a license is a first-degree misdemeanor, punishable by up to one year in jail and a $1,000 fine per violation. On a second offense, it becomes a third-degree felony.
Why this hurts you, the owner
- Your insurance is jeopardized. Most landlord DP-3 policies require that the dwelling be professionally managed if the owner is non-occupying and out of state. An unlicensed “manager” may void coverage when you need it.
- Your lease may be unenforceable. Courts in several Florida counties have ruled that leases executed by unlicensed agents on behalf of non-resident owners are void at the tenant’s option.
- You cannot recover escrowed funds. Licensed brokerages carry regulated trust accounts audited by DBPR. Unlicensed operators do not. If they disappear with your security deposits, you are an unsecured creditor.
- You are exposed to the criminal violation. Knowingly employing an unlicensed person to perform a licensed activity is itself a violation.
The 60-Second Script You Can Use
Paste this into your email when a property manager sends you a proposal:
“Before I review the agreement, please send me: (1) your personal DBPR license number and class, (2) your brokerage’s DBPR corporate license number, and (3) the brokerage’s broker of record name. I’ll verify at myfloridalicense.com before we proceed.”
A legitimate manager answers in under an hour with all three. Anyone who hesitates, makes excuses, or sends a “certificate” that doesn’t match DBPR’s database has told you everything you need to know.
Frequently Asked Questions
Does a property manager need a real estate license in Florida?
Yes, if they are managing rentals for third-party owners for compensation. Under Florida Statute 475, anyone who rents, leases, or manages real property for another person for compensation must hold an active Florida real estate license. Exceptions exist for the owner managing their own property and for salaried employees of the owner.
What is the difference between a CAM license and a real estate license in Florida?
A Community Association Manager (CAM) license, regulated by DBPR under Chapter 468, covers the management of condominium, homeowner, and cooperative associations of 10 or more units. A real estate license under Chapter 475 covers rental management of individual properties for their owners. They are not interchangeable.
How do I check if my Florida property manager’s license is still active?
Visit myfloridalicense.com, click Verify a License, select Real Estate, and search by name or license number. The license must show Primary Status “Current” and Secondary Status “Active.” Any other status means they cannot legally perform property management services.
What should I do if I find out my property manager isn’t licensed?
Stop payments immediately, notify your tenants in writing that the management company is no longer authorized, file a complaint with DBPR at myfloridalicense.com, and consult a Florida real estate attorney about contract voidability and escrow recovery.
Can I manage my own Florida rental without a license?
Yes. Owners may manage their own individually-owned property without any real estate license. The license requirement applies only when managing property for third parties for compensation.
Your Next Step
Before you sign any Florida property management agreement whether with us or anyone else run the 60-second DBPR check. If you want a second set of eyes on a proposal you’ve already received, send it over and we’ll tell you honestly what we see.
True Patriot Property Management is a licensed Florida real estate brokerage (DBPR CQ) serving Palm Beach County and Collier County. Our broker of record is Jon C. Schmitt, BK license issued by the DBPR under Chapter 475.
Schedule a free second-opinion call we’ll verify any Florida PM’s credentials for you at no cost.
Serving Palm Beach County (Boynton Beach, Delray Beach, Boca Raton, West Palm Beach, Wellington) and Collier County (Naples, Marco Island, Bonita Springs).
Naples property management services https://truepatriotpropertymanagement.com/naples-property-management/
Boynton Beach property management services https://truepatriotpropertymanagement.com/boynton-beach-property-management/
our full property management cost breakdown https://truepatriotpropertymanagement.com/property-management-cost-naples-fl/
About the author: Jon C. Schmitt is the Broker/Owner of True Patriot Property Management, a family-owned firm headquartered in Boynton Beach, Florida. Licensed by the Florida Department of Business and Professional Regulation under Chapter 475.