Premiums remain elevated,
but stability (and modest relief) may finally be on the horizon
Insurance remains the single biggest cost issue for Florida landlords in 2025, with many owners seeing premium increases of 40–100% over the past three years. While the situation is still serious, several developments suggest the worst may finally be behind us.
Fewer insurance carriers are leaving the state
After years of insolvencies and withdrawals, 2024 marked the first year where more insurers entered Florida than exited. This is due in part to:
- Recent reforms cracking down on fraudulent roof claims.
- Reduced litigation costs.
- Increased reinsurance stability.
While premiums remain historically high, greater market participation should eventually lead to more competitive pricing.
Citizens Insurance is shrinking again
Citizens, the state-run insurer of last resort, hit over 1.4 million policies at its peak. But in 2024–25:
- Thousands of policies are being transferred back to private carriers.
- New eligibility restrictions are reducing Citizens enrollment.
- Premiums for Citizens customers continue rising due to statutory requirements.
For landlords, this means fewer “emergency” options, but more private alternatives returning.
Landlords should prepare for inspections and mitigation requirements
Insurers are increasingly requiring:
- Four-point inspections (even on properties previously insured).
- Wind-mitigation updates.
- Proof of licensed roof replacement.
- Updated panel boxes (especially removal of Federal Pacific and Zinsco).
- Evidence of no galvanic plumbing issues.
Many insurers now offer premium reductions for proactive upgrades such as:
- Impact windows
- Modern roofing systems
- Water-leak detection and automatic shutoff devices
- Updated electrical systems
While the upfront cost can be painful, these improvements significantly reduce long-term premiums.
The long-term outlook: Stabilizing, but no return to old pricing
Experts predict that:
- Premium increases will slow or flatten in 2025–26.
- A few carriers may begin modest reductions in competitive counties.
- The reinsurance market is improving, which slows the rate of increases.
However, Florida insurance will not return to pre-2019 levels. Landlords should budget conservatively and maintain a property-improvement reserve for required upgrades.
Florida landlords have been divided on whether accepting Section 8 housing vouchers is a smart business move. But more owners are taking a fresh look at the program.
Florida saw a massive surge of Wall Street-backed investor activity between 2020 and 2023. But 2024–2025 are telling a different story.
Statewide vacancy rate: about 6.9%, up from 5.8% a year earlier, reflecting softer demand and a lot of new suppl
Many housing providers believe certain situations justify denying an emotional support animal requests. Most of these ideas are myth.
They said the Kansas Supreme Court ruling was a big win for a landlord because his tenant had to pay $21,000 in late fees. I think he lost.
IMPORTANT: If you are a Landlord and you provide water to your tenants via pump and well, here is a page from the website of "America's Largest Injury Law Firm". This looks like a new market for them and that should get your attention!
In 2025, Florida’s home insurance premiums average $5,376 annually for $300,000 in coverage—over double the national average of $2,181—driven by hurricanes, inflation, litigation, and attorney fees.
By leveraging standard depreciation, bonus depreciation, and Section 179 deductions, you can lower taxes and keep more cash for reinvestment.
Several updates to Florida’s landlord-tenant laws have been implemented or proposed by May 2025,
Fair Housing Law Landlord Responsibilities Federal fair housing laws in the United States, primarily governed by the Fair Housing Act ( FHA ) of 1968, aim to ensure equal access to housing and prohibit discrimination in housing-related activities. The FHA applies to most housing types, including rentals, sales, and financing, with limited exceptions (e.g., certain owner-occupied buildings with four or fewer units or single-family homes sold without a broker). Here’s a summary of the key points and landlord responsibilities:
A Stipulation is used to resolve disputes or address issues without going to court. Especially helpful with overdue rent situations.
Many landlords overlook late and partial rent payment. Neither of these practices are good but it could be worse than you think.
Veteran real estate investors almost never sell their rental property. Instead they borrow against the equity, that's tax free cash!
Rental investors should never pay attention to comps because investors do not buy buildings, they buy return on investment (ROI)
The rules governing security deposits for residential leases are primarily found Chapter 83. Here are the key points:
My Tenant Won’t Let Me Enter the Rental Property What Are My Rights?
There are three federal laws that regulate and define what a service dog is: The Americans with Disabilities Act, the Fair Housing Act and the Air Carrier Access Act. The Americans with Disabilities Act (ADA) defines service dogs as “trained to do work or perform tasks for people with disabilities”. Under the ADA, individuals with a disability include someone with a physical or mental health impairment that limits their life.
Tenants who have a bad rental history or a criminal history need a place to live just like everyone else. These characters know they can’t rent from large, well managed apartment communities because they check references. So, who are they looking for? They are looking for a nice, private landlord who thinks he’s is a good judge of character.
Our eviction business has seen a sizeable increase in the number of squatters moving into empty rental units. The stories are similar. The landlord discovers strangers have taken up residency in their rental home. Naturally, they are angry and worried. Will they become violent? Will they destroy the house? How do I get them out?
Successful landlords know you make money in the rental business when you select your tenant. If you fail to do your due diligence it can cost you thousands.
Landlords are prohibited from requiring tenants to pay rent in excess of what is authorized by
HAP contracts. The Landlord may not demand or accept any rent from the tenant in excess of
the contracted.
Tenant Screening is without a doubt, one of the most critical steps in the property management process. A thorough and meticulous screening process can mean the difference between a smooth tenancy and a rental nightmare.
Fair Housing: Persons with Disabilities What are Reasonable Accommodations? Source
Your tenant has moved out. While your priority is to clean and paint and get the unit rented, there are a number of things which good business practice suggests -- and some which State law demands.
Your tenant left your rental apartment trashed, damaged and owing you money! Your tenant lied and took advantage of you. He may have skipped or you may have evicted him. In either case, he damaged your rental and cost you money! What do you do?
Bedbugs are small, reddish-brown blood-sucking, wingless insects. Bedbug bites usually clear up without treatment in a week or two. Bedbugs aren't known to spread disease, but they can cause an allergic reaction or a severe skin reaction in some people.
A Warning To Landlords -- Remember Landlords: You have an obligation to inform rental applicants of their rights regarding consumer reports.
Nearly every tenant leaves stuff behind when they vacate, most of the time it’s just a big pile of junk. Trash or treasure, the law says it’s not yours and you have an obligation to respect your former tenant’s personal property.
Is the unit abandoned? Can you take possession of the unit and get it ready for the new tenant? Not if you want to follow the law and protect yourself from liability!
Hoarding is a mental disability you may encounter as you work on a property. People who suffer from hoarding are protected under fair housing law and are entitled to reasonable accommodations in the same way people with other mental or physical disabilities are.