Step-by-step eviction timeline, notice requirements, and court process for Florida landlords. Updated April 2026.
| Ground | Notice Required | Curable? | Statute |
|---|---|---|---|
| Nonpayment of Rent | 3 days (excl. weekends/holidays) | Yes | Fla. Stat. § 83.56(3) |
| Lease Violation (Curable) | 7 days to cure, then 7 days to vacate | Yes | Fla. Stat. § 83.56(2)(b) |
| Lease Violation (Non-Curable) | 7 days unconditional | No | Fla. Stat. § 83.56(2)(a) |
| Holdover Tenant (Month-to-Month) | 15 days | No | Fla. Stat. § 83.57 |
| Holdover Tenant (Weekly) | 7 days | No | Fla. Stat. § 83.57 |
Serve the appropriate notice on the tenant. For nonpayment, a 3-day notice (excluding weekends and holidays) demanding payment of specific amounts due. For lease violations, a 7-day notice to cure or a 7-day unconditional notice depending on whether the violation is curable. The notice must be delivered in writing and can be posted on the premises if personal service fails.
After the notice period expires without compliance, file a complaint for eviction (also called a complaint for removal of tenant) with the county court where the property is located. The complaint must include the grounds for eviction, a copy of the lease, the notice served, and a request for possession. Filing fees vary by county.
After service of the summons, the tenant has 5 business days to respond with any defenses. If the tenant does not respond, the landlord may file a motion for default judgment. If the tenant responds and deposits the disputed rent into the court registry, the case proceeds to a hearing.
If the case is contested, the court schedules a hearing. The judge hears evidence from both sides and renders a judgment. In uncontested cases (default), the landlord may obtain a judgment without a hearing. After judgment, the court issues a writ of possession.
The writ of possession is delivered to the sheriff, who posts it on the property giving the tenant 24 hours to vacate. If the tenant does not leave within 24 hours, the sheriff returns to physically remove the tenant and their belongings. The landlord may then change the locks and regain possession.
| Filing Fee | $185-$400 |
|---|---|
| Service Fee | $40-$100 |
| Attorney | $750-$2,500 |
Florida property managers frequently handle the eviction process from notice through enforcement. Many management companies include eviction coordination in their services, though court appearances may require attorney involvement depending on the county. Property managers should ensure notices comply with the strict statutory language requirements, maintain detailed records of tenant communications and lease violations, and coordinate with the sheriff for writ enforcement. Property managers typically charge an eviction fee of $250 to $750 in addition to attorney costs for managing the entire process.
No. Florida strictly prohibits self-help evictions under Fla. Stat. § 83.67. A landlord cannot change locks, shut off utilities, remove doors, or physically remove a tenant's property. Violations can result in liability for actual damages or three months' rent, whichever is greater, plus attorney fees.
An uncontested eviction typically takes 2 to 3 weeks from the initial notice to the sheriff enforcing the writ of possession. Contested cases can take 4 to 8 weeks or longer if the tenant files defenses. Cases with jury trials can extend to several months.
The notice must specify the total amount of rent due (not including late fees) and demand payment or surrender of the premises. It must be in writing and must not demand both payment and vacating. The 3-day count excludes weekends and legal holidays.
If the tenant pays all rent due within the 3-day notice period, the eviction cannot proceed. Once the landlord files the eviction complaint, the tenant can still deposit the disputed rent into the court registry, but this does not automatically stop the eviction—it preserves the tenant's right to contest the case.
Knox-powered portfolio management keeps your leases, documents, and financials organized in one place.