Commercial lease disputes in Florida are primarily governed by Part I of Chapter 83 of the Florida Statutes, which covers nonresidential tenancies.

Unlike residential leases, commercial leases offer fewer statutory protections to the tenant, making the specific terms written in the lease agreement the most critical factor in determining the rights and remedies for both the landlord and the tenant.

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Landlord Rights and Remedies (Lessor)

Florida law provides commercial landlords with powerful and swift remedies against a defaulting tenant, particularly in cases of non-payment of rent.²

1. Eviction (Removal of Tenant)³

The landlord’s most common remedy involves a statutory eviction process (removal of tenant) following a breach:

Default Type	Notice Required (Minimum)	Action Required by Tenant	Statutory Authority
Non-Payment of Rent	3 days written notice	Pay the rent due or vacate the premises.	F.S. § 83.20(2)
Material Non-Monetary Breach	15 days written notice	Cure the breach or surrender possession of the premises.	F.S. § 83.20(3)
Holdover Tenancy	None	Tenant may be removed immediately after the lease term expires.	F.S. § 83.20(1)

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  Eviction Process: The landlord must file an eviction lawsuit in court.⁴ The court will order the tenant to pay any disputed rent into the court registry while the case is pending.⁵ Landlords cannot use self-help measures like changing locks or shutting off utilities to force an eviction.⁶

2. Damages and Recovery of Rent

Upon tenant default, the landlord generally has three strategic options for damages (which are often stipulated in the lease agreement):⁷

1. Terminate and Retake (for Landlord’s Account): The landlord ends the lease, re-takes the property, and re-rents it for their own benefit.⁸ The tenant is liable for damages (including past-due rent) up to the date of termination, but usually not for future rent unless the lease has a survival clause.
2. Retake and Re-Let (for Tenant’s Account): The landlord takes possession but does not terminate the lease. They re-let the property as the tenant’s agent, and the original tenant remains liable for any deficiency between the contract rent and the rent recovered from the new tenant.
3. Stand By and Sue (Rent as it Comes Due): The landlord takes no action to re-let and sues the tenant for each rent installment as it becomes due.⁹ This option may be impractical for long-term recovery.
4. Acceleration Clause: Many commercial leases include an acceleration clause, which allows the landlord to declare the entire amount of unpaid rent for the remainder of the lease term immediately due upon the tenant’s default.¹⁰ These clauses are generally enforceable in Florida.

3. Landlord’s Lien

Florida Statutes grant commercial landlords a statutory lien on the tenant’s personal property (e.g., equipment, furniture, and inventory) located on the premises for any unpaid rent (F.S. § 83.08).¹¹ The landlord can enforce this lien through a judicial process called a distress for rent proceeding.¹²

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Tenant Rights and Remedies (Lessee)

While the lease is paramount, commercial tenants in Florida do have some statutory rights and common law defenses against landlords.

1. Right to Notice and Opportunity to Cure

A commercial tenant’s primary right is the legal requirement that the landlord must provide written notice and an opportunity to cure the default before an eviction lawsuit can be filed, as detailed above.¹³

2. Right to Possession (Quiet Enjoyment)

The lease includes an implied covenant of quiet enjoyment, meaning the tenant has the right to use the premises without interference from the landlord. If the landlord’s actions materially and substantially interfere with the tenant’s use of the property to the point that the tenant can no longer operate, it may constitute constructive eviction, which can justify the tenant abandoning the premises and terminating the lease.

3. Landlord’s Failure to Repair

The right to withhold rent is highly restricted in commercial tenancies, unlike in residential leases. However, F.S. § 83.201 provides a limited remedy when:

1. The lease explicitly places the obligation for maintenance or repair on the landlord.
2. The landlord fails to perform the duty, rendering the premises wholly untenantable.¹⁴

In this scenario, the tenant must serve the landlord with written notice allowing at least 20 days to make the repair.¹⁵ If the landlord fails to act, the tenant may then withhold rent until the repair is completed, or they may abandon the premises and terminate the lease.¹⁶

4. Defenses to Eviction

A commercial tenant can defend against an eviction by asserting that:

• Improper Notice: The landlord failed to provide the statutory minimum notice or the specific notice required by the lease.¹⁷
• Waiver: The landlord accepted the full rent with knowledge of a prior breach, potentially waiving the right to evict for that specific breach.
• Material Breach by Landlord: The landlord materially breached their obligations first, justifying the tenant’s non-performance (though this is difficult to prove).
• Improper Self-Help: The landlord attempted an illegal lockout or cut-off of utilities (F.S. § 83.05), which can expose the landlord to liability for damages.