Florida county rules

Highlands County, Florida landlord rules

What changes, and what doesn't, when your rental is in Highlands County (Sebring, Avon Park, Lake Placid). 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 Highlands 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 2026-11-01

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lease terms, landlord and tenant rights and responsibilities, disclosures, landlord fees, or notice requirements is superseded.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 2026-11-01

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 2026-11-01

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. Highlands 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 Highlands County

Highlands County's incorporated municipalities are the cities of Avon Park and Sebring and the Town of Lake Placid. Florida EDR estimates that 83,868 of the county's 107,976 residents (April 1, 2025) live outside city and town 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 2026-11-01

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 2026-11-01

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). The Highlands County Clerk's Civil Court page says tenant eviction packets (landlord, property manager, and eviction with damages) are sold in Room 105 of the Highlands County Courthouse in Sebring, at $15 each when we checked on Nov 1, 2026. Landlord/tenant forms can also be completed through TurboCourt. Clerk staff can give only minimal help under court rules.
Official site →

Source: Fla. Stat. §§ 83.56(3), 83.59(2), 83.67 · Highlands County Clerk: Civil Court · Checked 2026-11-01

Housing authority

The Avon Park Housing Authority runs public housing and a project-based Section 8 complex (Ridgedale Apartments). Its FAQ says it does not run a Section 8 Housing Choice Voucher program, and the project-based subsidy stays with the complex when a tenant moves. The Highlands County Housing Authority, created by the Legislature in 1989, covers all of Highlands County and provides affordable rental housing.

Source: Avon Park Housing Authority: FAQ · Highlands County Housing Authority · Checked 2026-11-01

Related tools and pages

Florida landlord-tenant law · Florida lease agreement · Late fee calculator · Rent increase calculator · Security deposit kit · Polk County rules (next door) · Osceola County rules (next door)

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

← Back to Florida landlord-tenant law

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.