In short: you can recover cleaning costs by claiming the reasonable cost from the deposit when a unit is left dirtier than at move in, using the 30 day notice in section 83.49, or by charging a fee the lease sets out. Florida's landlord tenant law does not set rules for cleaning fees, so word any fee clearly, keep it separate from the deposit and never use it to sidestep the deposit rules.
Two ways to recover cleaning costs
| Claim against the deposit | Fixed fee in the lease | |
|---|---|---|
| What it is | The reasonable cost of cleaning a unit returned dirtier than at move in, allowing for normal wear and tear | A set charge the lease says the tenant pays |
| Rules | Section 83.49: written notice within 30 days with the amount and the reason, and 15 days for the tenant to object | No section of Florida's landlord tenant law sets rules for it, so the lease wording carries it |
| Evidence | Move in and move out records, dated photos and the cleaner's invoice | The signed lease |
| Main risk | Miss the 30 days and you lose the claim against the deposit | Unclear wording, or a fee that reads like a deposit, invites a dispute |
A deposit is not a fee
Florida law defines deposit money as any money held by the landlord on behalf of the tenant, including damage, security, pet and other contractual deposits (section 83.43). That money has to be held and returned under section 83.49. A fee is a charge the tenant pays you, not money held for them. If your lease calls money a cleaning deposit, treat it as a deposit and follow section 83.49.
Nonrefundable fees
Two rules apply to any fee. A lease term is void to the extent it tries to waive the rights or requirements of the landlord tenant law (section 83.47), so a fee cannot replace the deposit notice for other claims. A court can also refuse to enforce a term it finds unconscionable (section 83.45). Keep any fee reasonable, call it a fee, say exactly what it covers and take legal advice on the wording.
Wording a cleaning standard
- Define clean with a list: inside the oven and fridge, cabinets and drawers, bathrooms free of soap scum and mildew, floors vacuumed and mopped, trash and belongings removed
- Tie it to the move in condition, allowing for normal wear and tear
- Say how a shortfall is charged: at the reasonable cost of cleaning, through the deposit notice
- For a fixed fee, give the amount, say whether it applies whatever the condition and keep it out of the deposit clause
- Give the tenant the standard again with the notice to vacate. Our free tenant move out pack has a room by room checklist
An example clause:
At move out, Tenant will return the unit in the same clean condition as at move in, apart from normal wear and tear, including [your list]. If it is not returned in that condition, Landlord may claim the reasonable cost of cleaning from the security deposit under section 83.49, Florida Statutes.
An example only. Have a Florida attorney review your lease wording.
Keeping a claim defensible
- Record condition at move in and move out on the same form with dated photos. See our move out inspection checklist
- Charge what the cleaning cost, with the cleaner's invoice
- Describe each item in the notice, such as grease inside the oven and range hood, rather than just cleaning
- Do not charge for a routine clean you do between every tenant whatever the condition, or for normal wear and tear
- Send the notice within 30 days by certified mail, or by email if you both signed an email notice addendum (section 83.505)
Florida law also requires tenants to keep their unit clean and sanitary (section 83.52), which supports a lease that sets a clear standard.
For the clean itself, send a request for a turnover clean and a local cleaner will call you to quote.
This guide is general information, not legal advice. Laws and local rules change, and your lease may add terms. For advice on your property, speak to a Florida attorney.
Sources
- 2026 Florida Statutes, section 83.49: deposit money or advance rent
- 2026 Florida Statutes, section 83.43: definitions
- 2026 Florida Statutes, section 83.47: prohibited provisions in rental agreements
- 2026 Florida Statutes, section 83.45: unconscionable rental agreement or provision
- 2026 Florida Statutes, section 83.52: tenant obligations to maintain the dwelling unit
- 2026 Florida Statutes, section 83.505: electronic delivery of notices