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Raising lot rent in Florida: the 90-day process, step by step (2026)

By · Published July 7, 2026 · 7 min read

Florida doesn't cap lot rent, and its cities can't either. What Florida has instead is the most process-heavy increase procedure in the country — Chapter 723 turns a rent increase into a sequence with deadlines, required meetings, and a mediation gate. Owners rarely lose on the number; they lose on the process.

Part of our state-by-state series — lot rent increase rules by state. Other states: Texas · California · Oregon · Washington

The short version: 90 days' written notice to every affected homeowner and the HOA board, a committee meeting at least 60 days before the effective date where you explain the increase in specifics (not generalities), written comparable-park data if you rely on comparables — and if a majority of homeowners object, nonbinding mediation before anyone can sue.

Step 1: the 90-day notice (§723.037)

Written notice at least 90 days before the effective date, to each affected homeowner and to the homeowners' association board if one exists — both, not either. The notice must state the current lot rental amount being increased, the dollar amount of the increase, and the effective date. Homeowners can't waive this right, and the park must file its increase notices with the state Division annually.

Step 2: the committee meeting, at least 60 days out

A committee of up to five homeowners may meet with you no later than 60 days before the increase takes effect. At that meeting the statute requires good faith and specifics: you must disclose and explain the material factors behind the increase, and you may not limit the discussion to generalities — "costs went up" doesn't satisfy it; "the water rate rose $X and taxes rose $Y" does. If you justify the increase with comparable-park rents, you must hand over the comparables in writing: names, addresses, rents, and amenities — and generally not just parks you own.

Step 3: mediation, if a majority objects

If a majority of affected homeowners designate the increase unreasonable in writing, they can petition for mediation within 30 days of the last committee meeting (§723.038). It's nonbinding, each side pays a modest filing fee — and it's a mandatory gate: neither side can go to court over the increase without exhausting it first. Refusing a proper mediation request also forfeits any claim to attorney's fees later.

The standard you're measured against

Florida's test (§723.033) is market rent: an increase that puts the lot rental amount above what market forces would produce is "unreasonable," judged against comparable parks, CPI, cost changes — and what your prospectus disclosed. That last one matters: raise rent for a reason your prospectus never listed and your position weakens. Anchor every increase to disclosed factors and keep the backup.

Common Florida mistakes

The free rent-increase notice generator drafts the 90-day letter, and how to raise lot rent without losing the increase covers the tenant-relations side. For the two capped western states, see Oregon and Washington rent caps for 2026.

Sources

General information, not legal advice. Chapter 723 was amended as recently as 2024 — confirm the current text with a Florida park attorney before you start the clock.

Lot Sidekick flags who's late and generates the notice in one click, with the fee schedule you set already applied. Send your spreadsheet and I'll set up your park, or see the live demo, or call (425) 405-0734.