Florida county rules

Suwannee County, Florida landlord rules

What changes, and what doesn't, when your rental is in Suwannee County (Live Oak, Branford). 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 Suwannee 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 2026-11-02

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lease terms, landlord and tenant rights and responsibilities, disclosures, landlord fees, or notice requirements is superseded.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 2026-11-02

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 2026-11-02

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. Suwannee 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 Suwannee County

Suwannee County's incorporated municipalities are the City of Live Oak and the Town of Branford. Florida EDR estimates that 39,467 of the county's 47,274 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 2026-11-02

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 2026-11-02

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). Suwannee County evictions are handled by the Clerk's County Civil Department at the courthouse in Live Oak. The Clerk doesn't provide notice forms. Information sheets and complaint forms (possession only, possession plus past-due rent, or eviction for reasons other than unpaid rent) come from County Civil, and landlord/tenant forms can also be completed through TurboCourt for a separate fee. The summons gives the tenant 5 days to answer and deposit the rent in dispute into the court registry (cash or cashier's check only). Once the Sheriff serves a writ of possession, the tenant has 24 hours to move. The Clerk's page doesn't list eviction fees, so confirm them with County Civil.
Official site →

Source: Fla. Stat. §§ 83.56(3), 83.59(2), 83.67 · Suwannee County Clerk: TurboCourt · Checked 2026-11-02

Housing authority

The Live Oak Housing Authority provides affordable housing in Live Oak; its waiting list was closed when we checked on Nov 2, 2026. The North Central Florida Regional Housing Authority runs public housing in Branford, but says its Housing Choice Voucher (Section 8) program covers only Levy, Gilchrist and Wakulla counties. We haven't confirmed which agency issues vouchers in Suwannee County.

Source: Live Oak Housing Authority · North Central Florida Regional Housing Authority · Checked 2026-11-02

Related tools and pages

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

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.