Lockouts and utility shutoffs.
Florida does not allow self-help eviction. No lock changes, no utility shutoffs, no removing the tenant's belongings, even when rent is overdue. Here is what the statute prohibits and what you do instead.
Checked against the Florida Statutes on
Three months' rent, or actual damages if more, plus fees.
The penalty applies even if the tenant owes you rent and even if your lease says you may. The only lawful way to remove a tenant is a court judgment executed by the sheriff.
Five rules.
A landlord may not directly or indirectly shut off or interrupt a tenant's utilities, such as water, heat, power, gas, elevator service, trash pickup or refrigeration, even if the landlord doesn't control or pay for the service.
A landlord may not prevent the tenant's reasonable access to the unit by any means, including changing the locks or using a boot lock or similar device.
Exterior doors, locks, roofs, walls and windows may be removed only for maintenance, repair or replacement.
A tenant's belongings may be removed only after surrender, abandonment, recovery of possession after the last tenant's death, or a lawful eviction. A lease can change how abandoned property is stored if it includes the statutory conspicuous legend.
The tenant recovers actual and consequential damages or three months' rent, whichever is greater, plus court costs and attorney's fees. Separate later violations can be awarded separately, and a court may grant an injunction.
Summarized from § 83.67; remedies there are not exclusive.
Four steps.
- 1
Serve the right written notice
Every lawful eviction starts with a written notice that matches the reason. See our eviction guide for which notice applies.
TimingDay 0 - 2
File in county court
If the tenant stays after the notice period, file a possession action. Do not change locks or turn off services while the case is pending.
TimingAfter the notice period - 3
Let the sheriff execute the writ
After a judgment, the clerk issues a writ of possession and the sheriff posts a 24-hour notice and returns possession to you.
TimingAfter judgment - 4
Only then, deal with belongings
Once you have lawful possession, follow the abandoned-property rules in your lease and the statutes before disposing of anything.
TimingAfter possession
Related guides
Start the lawful way.
Our free builder produces a 3-day notice to pay rent or vacate as a PDF.
Draft a noticeBefore you act.
Can I shut off the water if the tenant stopped paying rent?
No. Section 83.67(1) prohibits interrupting a tenant's utilities, including water, even if the landlord does not control or pay for the service. The remedy for unpaid rent is a notice and, if needed, an eviction.
Can the lease let me change the locks?
No. The lockout prohibition is a statutory rule, and the lease cannot waive the tenant's rights under Part II.
What if the tenant abandoned the unit?
Abandonment is a defined term in § 83.59(3)(c), and the property rules depend on your lease and the statutes. Don't assume a unit is abandoned because the tenant seems gone. Ask the clerk or an attorney.
What happens if I do it anyway?
You owe the tenant actual and consequential damages or three months' rent, whichever is greater, plus costs and attorney's fees (§ 83.67(6)), and the tenant can seek an injunction.
This page summarizes Chapter 83, Part II of the Florida Statutes for general information. It is not legal advice, statutes change, and local court procedures vary. Read the full statutes and consult a Florida-licensed attorney about your situation.