What a tenant's agent does in Florida, and how renting with Zach works

October 28, 2026 · Zach Curtis, REALTOR®, Realty Hub

When you call the number on a rental listing in Florida, the person who answers usually works for the landlord. A tenant's agent is a licensed real estate agent who works for you, the renter. Here's what that means in practice, what you should expect, and how Zach Curtis does it in Hallandale Beach, Hollywood, Aventura and nearby.

Who works for whom in a Florida rental

A typical South Florida rental has a listing agent (or property manager) hired by the owner. Their job is to rent the unit on the owner's terms: the price, the deposit, the move-in date, who gets approved. They're required to be honest with you, but their loyalty is to the owner.

So before you rely on any agent, ask: "Who do you represent in this deal?" When you rent with Zach, the answer is you. You sign a short written tenant agreement before your first tour, so it's clear he works for you and how he's paid.

What a tenant's agent actually does

Finds units that fit, including ones that are hard to find

Zach searches the full BeachesMLS feed, the same one behind zach.homes: right now about 6,400 long-term rentals across South Florida, including 635 in Hallandale Beach, 929 in Hollywood and 464 in Aventura (live counts on October 28, 2026). He filters by what matters to you: budget, move-in date, pets, parking, laundry, lease length, furnished or not, and the association's rules.

Confirms the listing is real before money moves

Rental scams are common in South Florida: copied photos, fake "owners" who are out of the country, deposits requested before a showing. Zach confirms the listing and the person you'd pay are legitimate before you send anything. Our scam check explains the warning signs.

Gets the full move-in cost in writing

Deposit, last month, application fees, association fees, pet charges, move-in fees. Listings often leave these out. Zach asks the listing side and gets them in writing before you tour. Every rental on zach.homes shows the lines the listing states, with source and date, and says "Not listed, ask Zach" when it doesn't. See Florida move-in costs explained.

Tours, often the same day

When the listing side allows, Zach can show a unit the same day you ask. He'll tell you what he notices: water stains, AC age, noise from the street or the pool deck, parking distance, how the building handles packages.

Builds a strong application

Landlords in condo buildings often get several applications at once. Zach puts yours together completely the first time: ID, income proof, references, pet records, the association forms. A complete application gets decided faster. If your credit or income is unusual (new job, self-employed, a past eviction, a co-signer), he'll tell you honestly which listings are realistic and how to present it. Try the private approval check.

Handles the association approval

In most condo buildings, the association has to approve you separately from the landlord. That means another form, another fee and sometimes an interview, with timelines from days to weeks. Zach tracks it so your move-in date doesn't slip. More in our condo rules and approval guide.

Negotiates terms in your favor

Rent isn't the only thing that moves. Move-in date, lease length, last month up front, pet terms, who handles which repairs, parking, furniture: these are often negotiable. Zach asks for what you need, in writing.

Walks you through the lease

Before you sign, Zach reviews the lease with you: the deposit and its terms, renewal and early termination, repairs, guests, the association rules that become part of your lease, and, for leases of a year or more, the separate flood disclosure Florida now requires (§83.512). Zach is a licensed real estate agent, not a lawyer; for legal advice on a lease, talk to a Florida attorney.

What it costs

How a tenant's agent is paid depends on the agreement. With Zach, it's spelled out in plain words in the written tenant agreement before your first tour, so you know exactly what, if anything, you'll pay and when, before you commit. No surprises at the lease signing. Details are on Renting with Zach; text him if you want it explained before you book anything.

When it makes sense to use one

• You're moving from out of town and can't tour every unit yourself.
• You're looking at condos, where association approval, pet limits and lease rules vary building by building.
• You have a pet, a tight move-in date or an unusual application.
• You've already been burned by a scam or a surprise fee.
• You want one person from the first search to the keys, not five listing agents who each represent a different landlord.

Questions to ask any agent before you tour

1. Do you represent me or the landlord in this rental?
2. Will you put our agreement in writing, including how you're paid?
3. Can you get the full move-in cost in writing before I tour?
4. Does this building require association approval, and how long does it take?
5. What are the pet rules for the unit and for the building?
6. Have you confirmed the person I'd pay is the owner or the owner's authorized agent?

Thinking about buying later?

Many renters in these buildings end up buying a condo nearby. Zach works with buyers too: see Hallandale Beach condos for sale, Hollywood homes for sale and our buy vs. rent comparison.

Published October 28, 2026 by Zach Curtis, REALTOR®, Realty Hub, license SL3664129. General information for South Florida, not legal, tax, insurance or lending advice. Laws, programs and prices change; check the official sources above, and ask a Florida attorney, CPA, insurance agent or lender about your situation. Listing numbers are asking prices and rents from BeachesMLS on the date shown. Equal Housing Opportunity. Zach Curtis and Realty Hub follow federal, Florida and Broward County fair housing law. Every listing is open to everyone. We never steer anyone by race, color, religion, sex, national origin, disability, familial status, age, sexual orientation, gender identity, or any other protected class.