Florida Rentals: Why a Home Warranty Can Cause More Problems Than It Solves
Thinking about getting a home warranty for your Florida rental property? It might not be the safety net you think it is.
While home warranties can sound appealing, they often delay repairs, frustrate tenants, and conflict with a landlord’s legal duty under Florida law to maintain the property. For many landlords, the drawbacks outweigh the benefits.
What Florida Law Requires
Under the Florida Residential Landlord and Tenant Act (Florida Statute § 83.51), landlords must:
Maintain the property in compliance with all applicable building, housing, and health codes.
Keep plumbing, heating, structural elements, and—if provided—appliances in good working order.
If a covered system or appliance breaks, the landlord must address it within a reasonable time after receiving notice from the tenant. Delays can lead to lease violations, rent withholding, or even early lease termination.
How Home Warranties Can Create Problems
1. Slow Response Times
Home warranty companies choose the service provider and schedule repairs on their timeline—not yours. Tenants waiting days or weeks for essential repairs (like air conditioning in Florida’s summer) can file complaints or withhold rent.
2. Limited Contractor Choice
Under most warranty agreements, you can’t choose your own licensed contractor. You’re stuck with whoever the warranty company sends, which may not meet your quality or timeliness expectations.
3. Coverage Limitations and Denials
Many claims are denied due to “pre-existing conditions,” “improper maintenance,” or exclusions buried in the fine print—leaving you with both a repair bill and wasted time.
4. Conflict with Lease Obligations
If your warranty delays or denies service, you’re still legally responsible under Florida law to make the repair promptly. The warranty company’s limitations don’t excuse your obligations to the tenant.
5. Frustrated Tenants
Repeated delays or subpar repairs can cause tenant dissatisfaction, negative reviews, and early move-outs, costing you more in the long run.
Real-World Example in Florida
A Jacksonville landlord with a home warranty had a tenant’s refrigerator fail. The warranty company took 10 days to send a repair technician, who then ordered parts with another week’s wait. Under Florida law, this delay was unreasonable, putting the landlord at risk for tenant legal action—even though the delay was caused by the warranty company, not the landlord.
Pros and Cons of Home Warranties for Rentals
Pros:
Predictable annual cost.
Potential savings on large, unexpected repairs.
One-call process for covered issues.
Cons:
Delayed repairs risk violating Florida Statute § 83.51.
Limited choice of service providers.
Claim denials and coverage gaps.
Frustrated tenants and higher turnover risk.
Best Practices if You’re Considering a Home Warranty
Read the Fine Print – Understand coverage limits, exclusions, and service timelines.
Keep a Backup Plan – Have trusted local contractors ready if the warranty company can’t respond quickly.
Set Tenant Expectations – Be clear about timelines and communicate proactively during repairs.
Weigh Costs vs. Risks – Sometimes paying directly for timely repairs is cheaper than tenant turnover or legal disputes.
Final Takeaway
In Florida’s rental market, where landlord repair obligations are strict and tenant expectations are high, home warranties often create more headaches than they prevent. While they can save money on certain big-ticket repairs, the delays and restrictions can put you out of compliance with state law and damage your tenant relationships.
Property management is hard enough—partner with someone who stays on top of Florida law changes and works to maintain your investment. Complete our Contact Us form or call us at 904-855-7933 to learn more about how CrossView Property Management in Jacksonville, FL, can work for you.
