Should Landscaping Be Part of Your Florida Lease?
Opening Question:
When renting out your Florida property, should landscaping responsibilities be included in the lease—and who’s best suited to handle it, you or the tenant?
Snippet Answer:
Florida law doesn’t require landlords or tenants to handle landscaping by default—it’s entirely negotiable. What matters is that your lease clearly states who is responsible for lawn care, tree trimming, and other exterior upkeep to avoid disputes and protect your property’s value.
Florida Law on Landscaping in Rentals
Unlike maintenance of structural systems—covered under Florida Statute § 83.51—landscaping responsibilities are not automatically assigned to the landlord or tenant. That means:
You can assign landscaping to the tenant in the lease.
You can retain landscaping responsibilities yourself or through a service.
If the lease is silent, disputes may arise, and the landlord could end up bearing the cost to maintain curb appeal.
In communities governed by an HOA, failing to maintain landscaping to community standards can lead to fines against you, the owner—even if the tenant is at fault.
Option 1: Landlord Handles Landscaping
Pros:
HOA Compliance – You maintain control to ensure the property meets community standards and avoid fines.
Property Value Protection – You can ensure consistent upkeep, which supports curb appeal and long-term value.
Reliable Quality – Professional landscapers can deliver consistent results year-round.
Cons:
Higher Operating Costs – Landscaping services can be a significant monthly expense.
Scheduling Access – You’ll need to coordinate access for landscapers, especially with fenced yards or pets.
No Tenant Buy-In – Tenants may be less invested in caring for the yard if they don’t maintain it themselves.
Option 2: Tenant Handles Landscaping
Pros:
Lower Landlord Costs – You avoid paying for regular mowing, trimming, and upkeep.
Tenant Engagement – Tenants may take pride in maintaining the yard when it’s their responsibility.
Flexibility for Tenants – They can choose how to maintain the property within agreed standards.
Cons:
Risk of Poor Maintenance – Neglect can quickly lead to HOA fines, pest issues, or costly restoration work.
Inconsistent Quality – Tenants may not have the tools, skills, or motivation to maintain landscaping properly.
Disputes Over Standards – Without clear guidelines in the lease, what’s “acceptable” landscaping may be subjective.
Best Practices for Florida Landlords
Put It in Writing – State exactly who is responsible for mowing, edging, trimming trees and shrubs, and replacing dead plants.
Include Standards – Reference HOA or municipal codes to define acceptable landscaping conditions.
Address Irrigation – Specify responsibility for operating and maintaining sprinkler systems, which are common in Florida.
Require Proof of Service (if tenant handles) – You can require receipts or photos to confirm work is being done.
Plan for Storm Damage – Include terms for cleanup after hurricanes or tropical storms, which can create sudden landscaping needs.
Final Takeaway
In Florida, whether landscaping is part of the lease is entirely up to you—but leaving it undefined invites problems. Clear lease terms protect you from disputes, HOA fines, and costly repairs. Whether you keep landscaping in your control or delegate it to the tenant, the key is clarity, consistency, and compliance with community standards.
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.
