Florida Eviction Notice by Email: 2025 Law Explained
by Platuni | 30 Sep, 2026 | 5 mins read
Platuni
30 September, 2026
5 mins read
1. Where this lives in the code, and what changed
Chapter 2025-16, enacted through CS/CS/CS/HB 615, amended several sections of Florida's Chapter 83 residential tenancy law, but the actual electronic-delivery mechanism sits in a single section: Florida Statutes section 83.505. Section 83.56(4), which lists the acceptable ways to deliver the written notices covered by that statute, now includes emailing "in accordance with s. 83.505" alongside mailing, hand delivery, and leaving a copy at the residence if the tenant is absent.
[Cite: Ch. 2025-16, Laws of Florida (CS/CS/CS/HB 615), amending Fla. Stat. §§ 83.505, 83.56]
2. The addendum is the gatekeeper for everything that follows
Email delivery isn't simply available by default once this law took effect. It requires both the landlord and the tenant to sign a specific addendum in which they agree to electronic delivery of notices and each provide a valid email address.
[Cite: Fla. Stat. § 83.505]
Without that signed addendum in place, none of the email-delivery mechanics described in this article apply to that tenancy. A landlord who emails a notice to a tenant who never signed the addendum hasn't achieved valid statutory delivery just because the message technically arrived; the addendum is the precondition, not a formality layered on top of an already-available option.
3. The voluntary-election disclosure requirement
The statute doesn't just require signatures; it requires the addendum itself to conspicuously advise both parties that choosing electronic delivery is voluntary.
[Cite: Fla. Stat. § 83.505]
That requirement protects against a landlord treating the addendum as a routine, buried clause in a broader lease-signing packet. The voluntary nature of the election has to be clearly stated within the addendum itself, not something a tenant would need to infer.
4. What notices this actually covers
The statute applies to notices required by the rental agreement or under Part II of Chapter 83, which is the core body of Florida's residential landlord-tenant law. That includes the statutory notices governing nonpayment of rent and noncompliance with lease terms, the kinds of notices that typically start the eviction process.
[Cite: Fla. Stat. § 83.505]
For a property manager, this means the addendum's practical value is concentrated exactly where it matters most: the time-sensitive notices that trigger a tenant's response window before a case can move toward eviction.
5. Deemed delivered at the moment it's sent
This is the detail with the most practical weight. A notice sent electronically under this section is deemed delivered at the time it's sent, not when it's opened, read, or acknowledged.
[Cite: Fla. Stat. § 83.505]
That's a meaningfully different standard than a tenant might assume applies to email. There's no grace period tied to when the recipient actually checks their inbox; for statutory purposes, the clock the notice starts running from is the moment it left the sender's outbox.
6. The one exception, and how narrow it is
The deemed-delivered-at-time-sent rule has exactly one stated exception: if the email is returned to the sender as undeliverable.
[Cite: Fla. Stat. § 83.505]
Notably, the statute doesn't carve out exceptions for notices sent late at night, over a weekend, or on a holiday. A 3-day notice emailed at 11:58 p.m. on a Friday is, under this statute, delivered at that moment, for whatever consequence that timing has on how the tenant's response period is calculated. A tenant or landlord assuming some kind of business-hours cushion applies would be working from an incorrect assumption.
7. Why the sender's recordkeeping duty matters
The statute places a specific burden on whoever sends the notice: the sender must maintain a copy of any notice sent electronically, along with evidence that the email was actually transmitted.
[Cite: Fla. Stat. § 83.505]
In practice, that means a landlord relying on email delivery needs more than just a "sent" folder. A saved copy of the notice itself, together with some form of transmission confirmation, whether that's a delivery receipt, a read receipt, or a system log from whatever platform sent the email, is what actually supports the notice if delivery is ever disputed later.
8. Revoking consent doesn't erase what already happened
Either party can revoke their agreement to electronic delivery, but the mechanism for doing so is specific: the revocation has to be provided as written notice to the other party, and it only takes effect once that written notice is actually delivered.
[Cite: Fla. Stat. § 83.505]
Critically, revocation is forward-looking only. It doesn't affect the validity of any notice that was already properly sent by email before the revocation took effect. A tenant who received a valid emailed notice and then revokes consent to future electronic delivery can't retroactively challenge that earlier notice on the basis of the later revocation.
9. Updating an email address works the same way
If a party's email address changes, the statute treats that update the same way it treats revocation procedurally: the party has to provide written notice to the other party specifying the new email address, and the update takes effect once that written notice is delivered.
[Cite: Fla. Stat. § 83.505]
That means simply switching email addresses without formally notifying the other party in writing doesn't automatically update the address on file for statutory delivery purposes. A landlord continuing to send notices to a tenant's old, un-updated address, absent that formal written change notice, would still be relying on the address the addendum originally specified.
10. What property managers should do now
The practical starting point is building the electronic-delivery addendum into the standard leasing packet as its own clearly labeled document, with the voluntary-election language stated conspicuously, rather than folding it quietly into other lease paperwork. Deciding on a consistent method for retaining sent copies and transmission evidence, whether through an email platform with delivery logging or a documented internal process, gives a landlord the recordkeeping this statute specifically requires.
Because the deemed-delivered rule runs from the moment of sending regardless of time of day, staff sending time-sensitive statutory notices by email should understand exactly what that timestamp means for the tenant's response window, and should have a clear process for confirming whether any notice bounced back as undeliverable, since that's the one circumstance where the deemed-delivered timing doesn't apply.
Frequently asked questions
Can a Florida landlord email an eviction notice without any prior agreement?
No. Both the landlord and tenant have to sign a specific addendum agreeing to electronic delivery and providing valid email addresses before this applies.
When is an emailed notice considered delivered?
At the moment it's sent, unless the email is returned to the sender as undeliverable.
Is there any exception for notices sent at night or on a weekend?
No. The statute doesn't provide any timing exception beyond the undeliverable-email exception.
What records does the sender have to keep?
A copy of the notice itself and evidence that the email was actually transmitted.
Can a party cancel their agreement to electronic delivery?
Yes, by providing written notice to the other party. The revocation takes effect once delivered and doesn't invalidate notices already sent by email before that point.
What happens if someone's email address changes?
They have to give the other party written notice of the new address, and the update takes effect once that written notice is delivered.
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