A tenant reports a leak by email. The landlord replies the same afternoon. A month later, one of them sends a formal rental notice through that same email thread.
It feels reasonable to assume the notice was delivered properly. But that is exactly where I would pause and look at the paperwork.
For Florida residential landlords and tenants, everyday communication and statutory notice are two different questions. Being able to reach someone by email does not, by itself, settle whether that method satisfies the law.
Start with the signed addendum
Florida Statute § 83.505 permits electronic delivery of notices under the residential landlord-tenant law when the parties sign a rental-agreement addendum specifically agreeing to it. Each side must provide a valid designated email address. The addendum must explain conspicuously that participation is voluntary and that consent can be revoked or the address changed. It must substantially follow the statutory form.
My practical suggestion: find that signed addendum before relying on an email notice. A familiar email thread is not a substitute for checking it.
Check the address and keep the evidence
Under the statute, a compliant email notice is deemed delivered when sent, unless it comes back as undeliverable. The sender must retain both the notice and evidence of transmission.
Either party can revoke consent or update the designated address by written notice, effective upon delivery. Other legally permitted delivery methods remain available.
That makes organization important. Keep the signed addendum, check for later changes, and save the actual notice with its transmission record. Watch for a bounce message rather than assuming everything worked.
The message still has to say the right thing
Delivery is only part of the job. The notice itself must satisfy the requirements that apply to the particular issue. A repair concern, a rent dispute, and a security-deposit claim should not be treated as interchangeable.
Before sending, I would want these questions answered: What is this notice meant to accomplish? Does its wording meet the applicable requirements? Is the delivery method permitted? What deadline follows?
That short review can help keep a manageable disagreement from turning into a fight about procedure.
A practical approach for both sides
Whether you rent out a home in Miami Lakes or lease an apartment elsewhere in Florida, give formal notices their own file. Keep them separate from casual messages about scheduling maintenance or dropping off keys. If a deadline is close, get advice before relying on assumptions about email.
At Caserta & Spiriti, PLLC, I assist landlords, tenants, property owners and businesses with leases, notices, deposit disputes, evictions and related real estate matters.
Joseph A. Spiriti Jr.
Senior Managing Member, Caserta & Spiriti, PLLC
7850 NW 146th Street, Suite 508, Miami Lakes, FL 33016
(305) 463-8808 · www.csgfirm.com
Adapted from my article, Florida Landlord-Tenant Notices by Email, published on the CSG website.
Legal source: Florida Statutes § 83.505. Reviewed November 8, 2026.
This article provides general information, not legal advice. Reading it or contacting the firm does not create an attorney-client relationship. Representation requires the firm’s acceptance and an appropriate written agreement. Each matter depends on its facts and applicable law.
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