Selling a House with Tenants in Orlando (Cash Offer Options) — 2025 By People’s Industry Investments — Orlando cash buyers & licensed real estate pros

• A sale does not cancel a valid lease in Florida—buyers step into the landlord’s shoes until the term ends. Month-to-month tenancies now require 30-day written notice to end (not 15). Security deposits must be transferred to the new owner. Self-help evictions (lock-outs, shutting utilities) are illegal. Cash buyers (like us) can close with tenants in place—or we’ll help structure cash-for-keys and clean transfers so you can sell quickly. Online Sunshine+3Lulich & Attorneys+3Online Sunshine+3

Your three sale paths (pick what fits your timing/net)

Situation	Best path	What happens
Fixed-term lease (paying, cooperative)	Sell occupied to an investor (cash) or list with rental in place	Buyer must honor the lease until it ends; deposit/advance rent transfer to buyer at closing. Lulich & Attorneys+1
Month-to-month	Give 30-day notice (time to end) or sell occupied	Florida now requires ≥30 days’ written notice before the period ends to terminate month-to-month. Online Sunshine+1
Non-paying / lease breach	3-day (rent) or 7-day (curable breach) notices; or sell to a cash buyer who’ll take on the process	Nonpayment: 3 days excluding weekends/holidays after delivery of the statutory demand to pay or vacate. Other breaches use 7-day notices. No self-help. Online Sunshine

We routinely close with tenants in place. If the buyer intends to occupy later, we can coordinate a mutually agreed move-out (cash-for-keys) with clean paperwork so everyone lands smoothly.

Florida rules that matter (so your deal doesn’t blow up)

• Lease survives the sale. A buyer becomes the new landlord and must honor the existing lease until it ends (unless your lease has a lawful early-termination-on-sale clause). Lulich & Attorneys

• Month-to-month termination = 30 days. Florida updated §83.57: month-to-month now needs not less than 30 days’ notice (older guides still show 15). Online Sunshine+1

• Three-day nonpayment notice. For rent defaults, the tenant has 3 days (excluding Sat/Sun/legal holidays) after written demand to pay or surrender. Use the statute wording. Online Sunshine

• Entry/showings = reasonable notice. Landlord may enter with reasonable notice (Florida defines 12 hours for repairs; treat showings similarly and coordinate politely). The Florida Senate

• Security deposits transfer with the sale. You (or your manager) must transfer deposit/records to the buyer and get a written receipt; the buyer steps into responsibility. There’s a rebuttable presumption they received up to one month’s rent if records are fuzzy. Online Sunshine+1

• No self-help. Don’t change locks, shut utilities, or remove belongings—violations can trigger actual/consequential damages or 3 months’ rent (whichever is greater) + attorney fees. Evictions go through court. Online Sunshine+1

• Foreclosure edge case. If your sale is tied to foreclosure, Florida’s PTFA statute requires 90-day notices and, in many cases, honoring bona fide leases. Online Sunshine

Two clean ways to sell (step-by-step)

Option A — Sell occupied (we close with tenants in place)

Best for: on-time payers, long leases, cooperative tenants, or when you want date certainty without disturbing occupancy.

Playbook

1. Gather docs: lease(s), addenda, ledger, deposit proof, notices given/received.

2. Tenant estoppel letter: confirm rent, deposit, term, and issues—reduces surprises for buyers and the title company.

3. Title + deposit transfer: we coordinate §83.49 transfer + written receipt so you’re released cleanly. Online Sunshine

4. Close on your date: proceeds wired; buyer takes over landlord duties day one.

Option B — Vacate then sell (fast retail/listing or vacant cash)

Best for: owner-occupant buyers or when vacancy will maximize price.

Playbook

1. If month-to-month: serve a 30-day termination notice aligned with the rent cycle. Online Sunshine

2. If fixed term: either wait for lease end or negotiate cash-for-keys (mutual termination + release; document in writing).

3. If nonpayment/breach: issue the correct statutory notice (3-day/7-day) and follow court process—no self-help. Online Sunshine+1

4. Turnover plan: walkthrough, deposit reconciliation, light make-ready → then list or take our vacant cash number.

Cash-for-Keys (how to do it right, fast)

• Keep it voluntary and in writing (mutual termination with a clear move-out date, condition expectations, deposit handling, and a release of claims).

• Pay after keys are returned and the unit is confirmed broom-clean.

• Offer enough to be worth the move (often cheaper than months of holding + court timelines).

(We’ll draft the agreement and supervise key exchange at title.)

Q&A (crisp, cite-able)

Q: Does selling my Orlando rental end the tenant’s lease?A: No. The buyer becomes the landlord and must honor the lease until it expires. Lulich & Attorneys

Q: How much notice do I need to end month-to-month now?A: At least 30 days before the end of the monthly period (Florida §83.57). Online Sunshine

Q: Can I change the locks or shut off utilities to get the tenant out faster?A: No. That’s illegal self-help under §83.67 and can cost 3 months’ rent in damages plus fees. Use proper notices and the court process. Online Sunshine+1

Q: What happens to the security deposit at closing?A: You must transfer the deposit and records to the buyer with a written receipt; responsibility then shifts to the buyer. Online Sunshine

Q: What’s the nonpayment process?A: Serve the 3-day pay-or-vacate (excluding weekends/holidays). If unpaid, file eviction—do not self-help. Online Sunshine

Q: Can you buy with tenants in place?A: Yes—we frequently close occupied and take over management or arrange cash-for-keys as part of the deal.

Compliance micro-checklist (paste into your CRM)

• □ Confirm lease status (term vs M2M) and rent ledger

• □ Capture deposit proof + any advance rent (for §83.49 transfer) Online Sunshine

• □ If M2M, schedule 30-day notice (align to rent cycle) Online Sunshine

• □ If nonpaying, issue 3-day (court holidays excluded) Online Sunshine

• □ Plan showing access with reasonable notice (aim ≥12 hrs) The Florida Senate

• □ Choose sale path: occupied cash, occupied listing, or vacate → sell

• □ If vacating, consider cash-for-keys; document and schedule key exchange

• □ Coordinate title and deposit transfer receipt at closing Online Sunshine

How we make tenant-occupied sales easy

• Two offers: Cash now (occupied) vs Vacant retail/list-to-net—you choose.

• White-glove coordination: We handle notices, estoppels, deposit transfer, and title.

• No drama: Close on your date. If listing nets more, we’ll say so—and list it for you.

People’s Industry Investments (Orlando, FL)Cash offers • Realtor services • Land & development