For Crestview Landlords: How to Legally Handle Lease Violations

As a landlord in Crestview, having a solid lease agreement is only part of protecting your rental property. What happens when a tenant violates that lease? Whether it's unauthorized occupants, noise complaints, late rent, or property damage, it's critical that you know how to handle lease violations legally, fairly, and efficiently.

In this guide, Kuntz Property Group outlines the proper steps to take when enforcing your lease in accordance with Florida landlord-tenant law, and how to minimize risk, stress, and tenant conflict in the process.

Why Lease Enforcement Matters for Landlords

A rental lease isn’t just a formality—it’s a legal contract. Enforcing the terms of the lease consistently protects:

• Your property’s condition and value

• Your ability to collect rent on time

• Neighboring tenants and community standards

• Your reputation as a fair and professional landlord

• Your rights in court if legal action becomes necessary

Ignoring lease violations can set a dangerous precedent and lead to costly issues down the road—especially in competitive markets like Crestview, where tenant quality and retention are key to long-term ROI.

Step 1: Know What Constitutes a Lease Violation

Before you take any action, you need to clearly identify whether the tenant's actions fall under a defined lease violation. These are some of the most common issues landlords in Crestview deal with:

Common Lease Violations:

• Non-payment or late rent

• Unauthorized occupants or subletting

• Excessive noise or complaints from neighbors

• Pet violations (unapproved pets, breed/size restrictions)

• Property damage beyond normal wear and tear

• Improper use of the property (business activity, illegal activity, etc.)

• Failure to maintain cleanliness or yard care

Make sure your lease outlines each of these clearly. If your lease is missing important clauses, you may want to consult with a local property attorney or a professional property management company like Kuntz Property Group.

Step 2: Document Everything

Whether the violation is small or serious, documentation is key. Should you ever need to issue a notice, charge fees, or go to court, written records will back up your case.

Keep records of:

• The signed lease agreement

• Photos or videos of damage or violations

• Written complaints from neighbors (if applicable)

• Screenshots of text/email communications with the tenant

• Dates and details of any verbal conversations

Tip: Use a property management software like Buildium, AppFolio, or Rentvine to keep everything stored in one place. These platforms often timestamp communications and provide digital logs for court use.

Step 3: Communicate the Issue in Writing

Once you’ve confirmed a lease violation, send the tenant a written notice. Florida law requires specific procedures depending on the type of violation.

For Non-Payment of Rent:

Issue a 3-Day Notice to Pay or Vacate, per Florida Statute § 83.56. This gives the tenant three business days to pay the full amount or vacate the property.

For Non-Compliance (e.g., pets, noise, unauthorized occupants):

Issue a 7-Day Notice to Cure or Vacate. This gives the tenant seven days to correct the issue or face termination of the lease.

Always deliver notices in writing, either by:

• Certified mail

• Hand delivery

• Posting on the door (in accordance with Florida law)

📌 Read more about Florida’s legal notice requirements here.

Step 4: If Unresolved, Begin Legal Action (Carefully)

If the tenant does not comply with the notice within the required timeframe, you may have grounds to begin the eviction process (formally called an “unlawful detainer” in Florida).

Here’s a quick overview of the process:

1. File an eviction complaint in Okaloosa County court

2. Serve the tenant with a summons and complaint

3. Tenant has 5 days to respond

4. If no response or judge rules in your favor, you’ll get a writ of possession

5. The sheriff will serve the writ and supervise the removal (if necessary)

⚠️ Important: Never attempt to evict a tenant without a court order. Changing locks, removing belongings, or shutting off utilities is illegal in Florida and can result in serious penalties.

Step 5: Consider Alternative Resolutions First

While legal enforcement is sometimes necessary, many lease violations can be resolved more peacefully. A tenant may not even realize they’re violating the lease.

Before jumping to legal action:

• Reach out directly and respectfully

• Explain the issue clearly and cite the lease clause

• Offer a path to correct the behavior (e.g., removing an unauthorized pet or occupant)

• Ask if they need assistance (financial hardship, miscommunication, etc.)

In many cases, especially with long-term tenants, a simple, respectful conversation can resolve things before they escalate.

Step 6: Update Your Lease Agreements Going Forward

Every lease violation is a learning opportunity. Use the experience to strengthen future lease agreements so that expectations are crystal clear.

Consider adding:

• Specific pet rules with breed/weight restrictions

• Occupancy limits and a process for requesting additions

• Late fee schedule and payment grace periods

• Maintenance responsibilities by area (yard, appliances, etc.)

• Clauses about noise levels or HOA compliance

How Kuntz Property Group Helps Landlords Handle Violations Legally

At Kuntz Property Group, we help Crestview landlords avoid costly mistakes by managing lease violations professionally and lawfully. Here’s how we support you:

- Drafting legally sound lease agreements
- Handling all communication and documentation
- Issuing notices and tracking resolution timelines
- Working with local attorneys when needed
- Keeping you informed every step of the way

Whether you're a first-time landlord or managing multiple properties, we’re here to take the stress out of tenant compliance and protect your investment.

Final Thoughts: Be Firm, Fair, and Legal

Lease violations are part of the rental business—but they don’t have to become disasters. By acting promptly, communicating clearly, and staying compliant with Florida law, you can handle violations with confidence and professionalism.

Let Kuntz Property Group be your partner in navigating the tough situations while keeping your Crestview property profitable and protected.

📞 Contact us today for a free rental analysis or to schedule a consultation!