Broward County property management services

Damelecia, Inc. manages long-term residential rentals across Broward County at a flat 10% of collected rent. No setup fee, no lease renewal fee, no annual inspection fee, and no percentage added to maintenance invoices. If a property is vacant, there is no management fee for that period.

We began in 2007 managing our own real estate investment portfolio. Every threshold we run today — the screening standard, the maintenance approval limits, how a renewal negotiation gets handled — exists because we were the ones absorbing the cost when it went wrong. Outside owners and investors started asking us to run their properties the same way, and that is how the management side of the business began.

Today the company manages 50+ doors across Broward for high-net-worth professionals and international investors, most of whom are not in Florida on any given week. Damelecia, Inc. is a licensed Florida real estate brokerage. Melecia Johnson is Broker of Record.

Florida rewrote the rules and a lot of Broward leases are still running on the old ones

House Bill 1417 created Florida Statute 83.425 in 2023, preempting local landlord-tenant regulation to the state and invalidating more than forty city and county ordinances. Broward County's late-fee disclosure requirement was one of them. If you inherited a lease template written before 2023, it is carrying provisions that no longer mean anything.

Statute 83.57 now requires thirty days' written notice to terminate a month-to-month tenancy. The old fifteen-day rule is gone, and a fifteen-day notice served today is defective. Senate Bill 716 would have extended the non-payment notice from three days to five business days, but it died in committee in March 2026 — so the three-day notice under Statute 83.56 still applies, and it still excludes weekends and legal holidays from the count.

Since October 2025, Statute 83.512 has required a flood disclosure on every residential lease running one year or longer. It must be a standalone document, not a lease addendum and not a clause inside the lease. Miss it, and a tenant who later suffers substantial loss to personal property from flooding can terminate the lease on written notice and recover prepaid rent.

None of this is exotic. It is the difference between an eviction that proceeds and one dismissed on the notice and restarted three weeks later, with the tenant still in the unit.

The property tax rule that costs entity owners the most

Florida caps annual assessment increases on non-homestead property at 10% under Statute 193.1554. Rentals qualify automatically — there is nothing to file. The cap covers county, municipal, and independent district levies.

It does not cover the school district portion of your tax bill. School taxes are assessed on full market value every year, regardless of the cap. Owners who budget off the capped assessed value routinely underestimate the bill.

The cap is also fragile. A change of ownership, a change of control, or a qualifying improvement resets the base year and exposes the property to a fresh full-market assessment the following January 1. For a property bought years ago and held through appreciation, that reset can move the tax line materially in a single year.

Here is the part that catches entity owners. Statute 193.1556 places an affirmative duty on any person or entity holding property under the 10% cap to notify the property appraiser promptly of a change of ownership or control — including changes that never appear on a recorded deed. Transfer more than fifty percent of the membership interest in the LLC that holds the property and you have triggered the duty even though the deed never moved. Miss it, and the statute provides for a lien for back taxes, interest at fifteen percent per year, and a penalty of fifty percent of the taxes avoided.

If your Broward rental is held in an LLC, a trust, or any entity where interests can change hands without a deed recording, that notification belongs on a checklist. We flag it at onboarding and again whenever an owner tells us their holding structure has changed. We are not tax advisors and this is not tax advice — but knowing the trap exists is most of the protection.

What we do between June and November

Hurricane season runs June 1 through November 30, and for a Broward rental it reorganizes the operating calendar rather than simply adding a risk.

Before the season: shutter and panel inventory confirmed against the openings they actually fit, tree and canopy work scheduled ahead of the rush, gutter and drainage clearing, generator and sump checks where they apply, and a written record of the property's pre-season condition. That last item is what an insurance adjuster asks for, and it is far easier to produce in May than to reconstruct in September.

During a named storm watch: tenants receive written instructions on shutter deployment and their own responsibilities under the lease, outdoor furniture and loose items are secured, and we confirm the property is closed up before landfall rather than after.

After: documented exterior and interior inspection, photographs, and a damage report to you inside a defined window — ahead of a claim deadline, not behind one. Vendors come from an existing roster rather than from whoever is still answering the phone on day three.

Owners outside Florida feel this most. If you are in London or São Paulo watching a cone graphic, the useful thing is not a reassuring email. It is someone with keys who was already at the property last week.

In a condo-heavy county, the association decides when your tenant moves in

Broward's rental stock skews heavily toward condominiums and association-governed communities, and a qualified applicant with verified income and clean credit still does not get keys until the association approves them. It is the most common reason a signed lease slips, and it is nearly always avoidable.

Association applications run on their own timeline, independent of ours. Board approval windows commonly stretch two to four weeks. Some buildings require an in-person interview. Many restrict minimum lease term, pet policy, or vehicle count, and a few maintain a leasing cap with a waitlist an owner may have hit without knowing it.

We pull the association's current rules and application packet before the unit is advertised, then run the tenant's association application in parallel with our own screening rather than waiting for screening to clear. On a Broward condominium that sequencing routinely saves two to three weeks of vacancy — on a $2,500 unit, roughly $1,900 that stays with you.

Broward is not one rental market

Pricing a Broward property off a countywide median is how owners end up thirty days behind the market or leaving money on the table.

The eastern coastal corridor — Fort Lauderdale, Pompano Beach, Hallandale Beach, Dania Beach — runs on condominiums, walkability, water access, and a tenant base weighted toward professionals and relocations. Turnover is higher, rents are higher, and association rules govern more of the process.

The western suburbs — Weston, Parkland, Coral Springs, Southwest Ranches, Davie — are single-family and townhome markets driven by school zoning and family demand. Tenure is longer, turnover is lower, and the tenant who signs is often looking for three years rather than one.

Central Broward — Plantation, Sunrise, Lauderhill, Tamarac, Margate, North Lauderdale — is the county's mixed middle, with a wide spread of housing age and condition and the broadest rent range. Condition drives outcomes here more than location does.

The southern tier — Pembroke Pines, Miramar, Hollywood — combines strong family demand with proximity to Miami-Dade employment, and competes with Miami-Dade inventory in a way the rest of the county does not.

Your rent number comes from comparables inside your specific submarket and often your specific community, not from a county figure. We pull them at no cost and no obligation.

How we screen, and why it never varies

Verified household income of at least 2.5 times the monthly rent. Credit, eviction history, and criminal background screening. Employment verification, and prior landlord references where a rental history exists.

The same written criteria are applied to every applicant, administered in compliance with the federal Fair Housing Act and the Florida Fair Housing Act. Owners do not select tenants by preference, and we do not make exceptions for an applicant who feels like the right fit.

That consistency is not bureaucratic caution. It is what keeps a fair housing complaint from becoming a fair housing finding, and it is the single most expensive mistake a self-managing Broward owner tends to make.

What flat 10% actually means

A ten percent management fee is common in South Florida. What varies is everything stacked around it.

Setup or onboarding fees. Lease renewal fees charged annually on a tenant who never left. Inspection fees. Advertising fees. Administrative fees. And most consequentially, a percentage added to every maintenance invoice — which quietly rewards a manager for authorizing more work rather than less.

We charge ten percent of rent actually collected. That is the entire fee. Repairs pass through at the vendor's invoice price, you set an approval threshold, and anything above it comes to you before work is authorized. When a property is vacant we are not collecting anything, which puts our incentive exactly where yours is.

What we do not do

We manage long-term residential leases only, typically twelve months or longer. We do not manage vacation or short-term rentals — those carry separate municipal registration, state licensing, and inspection requirements, and they are a different business with a different risk profile.

We manage inside Broward County. Staying inside our operating footprint is what lets us reach a property the same day. Our Luxury Home Watch service does extend into Boca Raton and Highland Beach.

And in an eviction, Florida limits what a property manager may lawfully do. We serve correct statutory notices and document from day one, because a defective notice is the most common reason an eviction gets dismissed and restarted. The moment a matter becomes contested, it goes to a landlord-tenant attorney, and we manage the file, the property, and the re-lease alongside them.

Frequently asked questions

What does Damelecia charge to manage a Broward County property?

A flat 10% of rent actually collected. No setup fee, no lease renewal fee, no annual inspection fee, and no markup on maintenance invoices. If the property sits vacant, there is no management fee for that period.

Which parts of Broward County do you cover?

The full county — Fort Lauderdale, Pembroke Pines, Hollywood, Coral Springs, Plantation, Sunrise, Davie, Pompano Beach, Miramar, Weston, Tamarac, Margate, Coconut Creek, Oakland Park, Dania Beach, Hallandale Beach, Lauderhill, North Lauderdale, Parkland, and Southwest Ranches.

My lease was written before 2023. Does it need updating?

Probably. Statute 83.425 preempted local landlord-tenant ordinances in 2023, and Statute 83.57 changed month-to-month termination notice from fifteen days to thirty. Pre-2023 leases often carry provisions that are now unenforceable or notice periods that are now defective. We review and update the lease at onboarding.

My property is held in an LLC. Is there anything I should watch for?

Yes. Under Statute 193.1556, a change of ownership or control can reset the 10% non-homestead assessment cap even when no deed is recorded — a transfer of more than fifty percent of the entity's interests will do it. The statute requires you to notify the property appraiser, and the penalties for missing it are significant. Raise it with your CPA or attorney. We flag it at onboarding.

How long does it take to lease a Broward property?

It depends on price, condition, season, and association approval speed. Correctly priced units in good condition typically lease within a few weeks. We will tell you before listing if your target rent is likely to add a month of vacancy.

Who handles the property during hurricane season?

We do. Pre-season shutter and drainage checks, written tenant instructions during a named storm watch, and a documented post-storm inspection with photographs and a damage report timed ahead of insurance claim deadlines.

I live outside the United States. Can you manage remotely?

Yes. A significant share of our owners are international investors or professionals living outside Florida. Statements, distributions, maintenance approvals, and year-end 1099 reporting are all handled remotely.

Do you handle vacation rentals or Airbnb management?

No. Long-term residential leases only.

Are you a licensed brokerage?

Yes. Damelecia, Inc. is a Florida-licensed real estate brokerage and Melecia Johnson is Broker of Record. We can also list and sell your Broward property if and when you decide to exit.

Florida rewrote the rules for Broward landlords, and a lot of owners are still running on the old ones.

House Bill 1417 created Florida Statute 83.425 in 2023, preempting local landlord-tenant regulation to the state and invalidating more than forty city and county ordinances. Broward County's late-fee disclosure requirement was one of them. If your lease still references it, or if you inherited a lease template written before 2023, it is carrying language that no longer means anything.

Statute 83.57 now requires thirty days' written notice to terminate a month-to-month tenancy. The old fifteen-day rule is gone, and a fifteen-day notice served today is defective. Senate Bill 716 would have extended the non-payment notice from three days to five business days, but it died in committee in March 2026 — so the three-day notice under Statute 83.56 still applies, and it still excludes weekends and legal holidays in the count.

Since October 2025, Statute 83.512 requires a flood disclosure on every residential lease running one year or longer. It has to be a standalone document, not a lease addendum. Miss it, and a tenant who later suffers substantial property loss from flooding can terminate the lease and recover prepaid rent.

None of this is exotic. It is the difference between an eviction that proceeds and one that gets dismissed on the notice and restarted three weeks later. Every lease we execute in Broward carries the current packet.

Hurricane season runs June 1 through November 30, and for a Broward rental it changes the operating calendar rather than just adding a risk.

Before the season: shutter and panel inventory confirmed against the openings they actually fit, tree and canopy work scheduled ahead of the rush, gutter and drainage clearing, generator and sump checks where they apply, and a written record of the property's pre-season condition. That last item is what an insurance adjuster asks for, and it is far easier to produce in May than to reconstruct in September.

During a named storm watch: tenants receive written instructions on shutter deployment and their own responsibilities under the lease, outdoor furniture and loose items get secured, and we confirm the property is buttoned up before landfall rather than after.

After: documented exterior and interior inspection, photographs, and a damage report to you within a defined window — before a claim deadline, not after one. Vendors are booked from an existing roster rather than from whoever is still answering the phone on day three.

Owners outside Florida feel this most. If you are in London or São Paulo watching a cone graphic, the useful thing is not a reassuring email. It is someone with keys who was already at the property last week.