Every Orlando rental owner eventually faces a key decision: hire help to find a tenant, or hire help for the entire tenancy. Comparing leasing-only vs. full-service property management in Orlando starts with tenant placement. The real difference, however, lies in who handles the months after move-in. Our owner resources page offers a helpful foundation.
How the Two Models Compare
Leasing-only property management covers finding and placing a tenant, while full-service property management covers the entire tenancy. Both start the same way and split once the tenant moves in.
What Both Include
Both models typically handle the front half of the leasing process:
- Rental pricing
- Marketing and showings
- Tenant screening
- Lease preparation and signing
Where They Split
Leasing-only property management ends at move-in. Full-service management continues with rent collection, maintenance coordination, inspections, renewals, and owner statements.
How the Costs Differ
Leasing-only usually involves a one-time placement fee tied to a month's rent. Full service adds a monthly management fee, often a percentage of collected rent. Compare the total cost over a full tenancy, including vacancy time and the value of your own hours.
Florida Landlord Duties That Begin After Move-In
Under a leasing-only arrangement, Florida landlord-tenant law places deposit, repair, and notice responsibilities on the owner. Full-service management handles that work on the owner's behalf.
Security Deposits
Section 83.49, Florida Statutes, requires deposits to be held in a separate Florida account or secured by a surety bond. The tenant must also receive written notice of how the deposit is held. After move-out, you must return the deposit within 15 days or send notice of a claim within 30 days.
Maintenance and Repairs
Section 83.51 requires landlords to keep the home compliant with applicable building, housing, and health codes. In practice, Orlando owners also need a plan for summer AC failures and hurricane-season preparation.
Late Rent, Notices, and Evictions
When rent is late or a lease is violated, section 83.56 sets the notice requirements. Any eviction must then go through Florida's court process.
Choosing the Right Fit for Your Rental
The right model depends on how much of the tenancy you can realistically handle yourself.
When Leasing-Only Can Work
Leasing-only can suit owners who live nearby, own a single home, have time for tenant calls, and know Florida landlord-tenant law. Owners in that position mainly need help with the leasing process itself.
When Full Service Makes More Sense
Full-service property management is usually the stronger choice if you live outside Central Florida, have a demanding schedule, or are building a portfolio. It also suits owners who prefer not to track legal deadlines themselves.
A Quick Self-Check
Before deciding, weigh these 4 factors:
- Your distance from the property
- Your available time
- Your comfort with Florida's legal requirements
- Your long-term investment goals
FAQs
1. What does leasing-only property management include?
It typically covers rental pricing, marketing, showings, tenant screening, and lease preparation. Once the tenant moves in, rent collection, repairs, and notices become your responsibility.
2. How long do I have to return a security deposit in Florida?
If you are not making a claim, return the deposit within 15 days after move-out. If you plan to keep part of it, send a written notice of the claim within 30 days.
3. Is full-service property management worth it for a single rental?
It often is if you live outside Central Florida or lack time for tenant calls and legal deadlines. Compare the total cost over a full tenancy, including vacancy time and your own hours.
4. Who handles evictions under a leasing-only arrangement?
The owner does, since leasing-only service ends at move-in. That includes serving proper notices under section 83.56 and following Florida's court process.
The Real Cost Lives After Move-In
Placement fees are easy to compare. A management plan proves its real value when a deposit dispute, an AC breakdown, or a late payment arrives. Before signing, ask what each plan covers, when the relationship ends, and who handles deposits and after-hours repairs.
As a trusted property management company focused on single-family homes in Orange and Seminole counties, RE/MAX 200 Realty helps owners protect their investments well beyond the lease signing. Review our property management guarantees and contact us to discuss your rental.
