Sea Dog Blog
Deposits, screening, rents, repairs and the rules that change every session, explained in plain language by the people who manage the homes.
Weekly at most. Unsubscribe any time.
Featured · Market and Rents
We pulled every closed lease in Cape Canaveral and Cocoa Beach from the past year. Winter timing and a no pets rule each add weeks of vacancy, and neither buys a higher rent.
Don Harkins · Nov 2, 2026
Read the articleTenant Resources
AC not cooling, a running toilet, a dead disposal, a chirping smoke alarm or no hot water: the safe first step for each, and when to call instead of submitting a request.
Don Harkins · Nov 2, 2026 · 7 min read
Maintenance and Property Care
The statute is silent on AC, so the lease controls. What Sea Dog leases ask of tenants, the twice-a-year service schedule, Florida humidity norms and 2026 replacement costs.
Don Harkins · Nov 2, 2026 · 7 min read
Maintenance and Property Care
Pre-season repairs, the tenant storm plan, the first week after landfall, Citizens and NFIP facts, and why F.S. 501.160 limits rent increases after a declaration.
Don Harkins · Nov 2, 2026 · 7 min read
Investing
Roughly 96 hours a year, a 30-day deposit deadline you cannot miss, and a lockout penalty of three months' rent. The self-management math, in hours and risk.
Don Harkins · Nov 2, 2026 · 7 min read
Investing
Four questions that decide whether to rent or sell a Central Florida home in 2026, with a worked example at today's 7.24% rate and county values.
Don Harkins · Nov 2, 2026 · 7 min read
Market and Rents
The vacancy math at $2,300 a month, how long a well-priced home takes to lease, and the weekly checkpoints that tell you when to adjust.
Don Harkins · Nov 2, 2026 · 6 min read
Market and Rents
Merritt Island rents are up 9.5% and Titusville is down 8%. The October 2026 numbers for every Brevard submarket, and what to do with them.
Don Harkins · Nov 2, 2026 · 6 min read
Market and Rents
Apartments.com, Zumper, Zillow county indexes and Northmarq vacancy, with months cited, and what an owner should do with a lease ending this winter.
Don Harkins · Nov 2, 2026 · 6 min read
Landlord Guides
The inspection steps, the exact F.S. 83.49 claim wording, and a worked $2,300 deposit example that charges damage, not wear.
Don Harkins · Nov 2, 2026 · 7 min read
Landlord Guides
An 8% fee on a $2,200 rental is $176 a month. Here is the work behind it, Sea Dog's plan terms, and the math against one vacant month.
Don Harkins · Nov 2, 2026 · 6 min read
Landlord Guides
Six decisions in order, from rent-or-sell math to the F.S. 83.49 deposit account, so the house has a paying tenant by day 90.
Don Harkins · Nov 2, 2026 · 6 min read
Landlord Guides
Written criteria, the same process for everyone, FCRA adverse action notices, and document checks under Florida's new fraudulent entry law.
Don Harkins · Nov 2, 2026 · 6 min read
New guides for Florida rental owners, weekly at most. Unsubscribe any time.
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