Florida county rules

Franklin County, Florida landlord rules

What changes, and what doesn't, when your rental is in Franklin County (Apalachicola, Carrabelle). Most rules come from Florida state law. See the Florida page first.

Beginner tip: start with the Florida state rules. A county only adds a few local extras.

General info, not legal advice. Verify the statute or ask a local attorney. Details

Florida state baseline

Florida's statewide landlord-tenant law (Fla. Stat. ch. 83, Part II) is the main rulebook in Franklin County. Start with our Florida page, then use this page only for local extras.
Florida state rules →

Source: Fla. Stat. ch. 83, Part II · Checked 2026-11-06

HB 1417 preemption (2023)

Since July 1, 2023, the State of Florida alone regulates residential tenancies and the landlord-tenant relationship. Any county or city rule on screening, security deposits, applications and application fees, lease terms, landlord and tenant rights and responsibilities, disclosures, landlord fees, or notice requirements is superseded. The same law raised the month-to-month termination notice from 15 to 30 days.

Source: Fla. Stat. §§ 83.425, 83.57; Ch. 2023-314, Laws of Fla. · Checked 2026-11-06

Who's protected everywhere in Florida

Federal law and the Florida Fair Housing Act already ban housing discrimination based on race, color, national origin, sex, disability, familial status and religion.

Source: Fla. Stat. § 760.23 · Checked 2026-11-06

Local tenant ordinance (after 2023 preemption)

Check with your county. We haven't confirmed this local rule from the official code yet, so we don't state it here. Rules can differ by city too. Franklin County official site → · Florida local codes (Municode) →

Rental registration, licensing and inspections

Local fair-housing protected classes

Short-term rental rules

Cities and towns in Franklin County

Franklin County's incorporated municipalities are the City of Apalachicola (the county seat) and the City of Carrabelle. Florida DOS also lists Eastpoint and St. George Island as census-designated places, which are not cities. Florida EDR estimates that 7,856 of the county's 13,383 residents (April 1, 2025) live outside city limits, where county rules apply. A city can have its own codes, so check both the city and the county.

Source: Florida Dept. of State: cities within counties · Florida EDR: 2025 population estimates · Checked 2026-11-06

Security deposits

The state rules apply. Fla. Stat. § 83.49 sets no maximum deposit. Hold the money in a separate Florida bank account (interest-bearing or not) or post a surety bond with the circuit court clerk. When the tenancy ends, return the deposit within 15 days if you aren't making a claim. If you are, send written notice of the claim within 30 days, by certified mail or by email under § 83.505. If you rent five or more units, § 83.49(2) also requires a written deposit notice within 30 days of receiving the deposit. Local deposit rules are preempted by § 83.425.

Source: Fla. Stat. §§ 83.49(1)-(3), 83.425 · Checked 2026-11-06

Eviction process

Florida's statewide process applies. For unpaid rent, deliver a written 3-day notice (not counting Saturdays, Sundays and court-observed legal holidays). If the tenant doesn't pay or move out, the landlord files a complaint for possession in the county court of the county where the rental is. Landlords can't lock a tenant out or cut off utilities themselves (self-help eviction). Franklin County evictions are filed with the Franklin County Clerk of the Circuit Court & Comptroller. When we checked on Nov 6, 2026, the Clerk's County Civil page covered larger civil claims and we did not find a page on the Clerk's site that lists eviction filing or summons dollar amounts, so confirm the filing and summons fees with the Clerk before you file (Fla. Stat. § 34.041 sets county-court filing fees). The Clerk's Small Claims page says Sheriff service costs $40.00 per defendant for Florida residents (money order or business check payable to the Sheriff). Fla. Stat. § 30.231 sets Sheriff fees at $40 for each summons or writ, plus $50 more for a writ that requires a levy.
Official site →

Source: Fla. Stat. §§ 83.56(3), 83.59(2), 83.67, 34.041, 30.231 · Franklin County Clerk: Small Claims (Sheriff service) · Checked 2026-11-06

Housing authority

The Northwest Florida Regional Housing Authority (NWFRHA) administers Section 8 Housing Choice Vouchers in Franklin County (listed on its Section 8 counties map when we checked on Nov 6, 2026) and manages public housing in Carrabelle. HUD's Florida PHA contact report also lists the Housing Authority of the City of Apalachicola (low-rent public housing, phone (850) 653-9304). NWFRHA: 800-365-9527.

Source: Northwest Florida Regional Housing Authority · HUD: Florida PHA contact report · Checked 2026-11-06

Related tools and pages

Florida landlord-tenant law · Florida lease agreement · Late fee calculator · Rent increase calculator · Security deposit kit · Wakulla County rules (next door) · Gulf County rules (next door) · Leon County rules (nearby)

Sources are official state, county and court sites. Federal rules also apply.

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General information only. Not legal advice. RentToolkit is not a law firm. Laws and local ordinances change, so check the official source and talk to a licensed Florida attorney before acting.