Florida has one of the fastest eviction processes in the country. The 3-business-day notice and rent registry deposit requirement are critical.
Florida's eviction process is called Eviction Action (or Action for Possession) and is governed by Florida Statutes Chapter 83, Part II. Cases are filed in county court at the county level. Florida is firmly landlord-friendly — one of the fastest eviction processes in the country, particularly for non-payment cases. Uncontested cases typically conclude within three to five weeks of filing.
Eviction cases are filed in the county court of the county where the property is located. Florida county courts handle landlord-tenant matters efficiently, with hearings scheduled quickly and judgments often issued the same day. The state's high volume of rental properties has resulted in courts that are well-versed in eviction procedure.
For non-payment of rent, Florida requires a 3-day written notice to pay or vacate (Fla. Stat. 83.56). The notice must state the exact amount owed and give the tenant three days (excluding weekends and legal holidays) to pay or vacate. Florida's three-day notice is one of the shortest in the country — and unlike some states, weekends do not count toward the three days.
For lease violations involving curable conduct, Florida requires a 7-day notice to cure. For non-curable violations like intentional damage or repeat violations of the same type within twelve months, Florida allows a 7-day unconditional notice to vacate.
For month-to-month tenancies without cause, Florida now requires 30 days written notice (recently changed from 15). Deliver notices by personal service, posting on the door, or sending by mail. Florida law specifies that posted notices must be conspicuous and not removable easily.
Once the notice period expires, file an eviction complaint in the county court of the county where the property is located. Filing fees in Florida range from approximately $185 to $415 depending on the case value and county. Service of process is typically performed by the sheriff or a private process server.
The tenant has 5 business days from service to file a written response with the court. Critically, in non-payment cases, the tenant must also deposit any disputed rent into the court registry to file a defense. Tenants who fail to deposit rent into the registry typically have their defenses stricken and face default judgment.
Florida county court eviction hearings are short and procedural. Bring your lease, the notice you served, proof of service, your rent ledger, and any documentation supporting the case. The judge will hear both sides and issue a judgment, often the same day. If you prevail, the writ of possession is issued promptly.
Tenant appeals are uncommon because Florida requires the appealing tenant to post bond and continue rent payments during the appeal. Without the bond, execution is not stayed.
Miami-Dade County is Florida's most populous county and processes one of the highest volumes of eviction cases in the country. The county court handles eviction cases through multiple courthouses across the metropolitan area. Miami-Dade's rental market is large, expensive, and highly active — with significant volume from both luxury rentals and lower-cost units, plus the impact of significant short-term rental activity.
Hillsborough County, anchored by Tampa, is Florida's fourth-largest county and the primary rental market for the Tampa Bay region. Eviction filings go to the Hillsborough County Court at the George E. Edgecomb Courthouse and other locations. The Tampa metro area has seen significant rental price growth and increased eviction volumes in recent years. For detailed landlord-tenant law specific to each county — including court locations, filing logistics, and procedural variations — see Miami-Dade County landlord-tenant law and Hillsborough County landlord-tenant law.
Florida's eviction process is fast but unforgiving on technical errors. The 3-business-day notice calculation, the rent registry deposit requirement, and notice content rules are all common pitfalls. See the full Florida landlord-tenant law guide for notice templates, security deposit rules, and county-specific information across all 67 Florida counties.
Once the writ of possession is issued, the sheriff executes the writ. Florida law requires the sheriff to give the tenant 24 hours notice before the lockout. Be present with a locksmith ready to secure the property immediately after the tenant is removed.
Florida law (Fla. Stat. 83.62 and 715.104) governs how tenant personal property left behind must be handled. Generally, you may dispose of property immediately if the tenant clearly abandoned it, but should provide notice for any property of apparent value. Document the unit's condition with photographs.