Landlord guide, Florida (FL)
Florida eviction process: the landlord’s steps from notice to removal
The eviction process in Florida starts with the 3-day notice to pay rent or deliver possession: 3 court days for unpaid rent (Fla. Stat. § 83.56(3), (5)). Then the landlord files in the county court, where the case is called action for possession (eviction); the court hears it, and after judgment a court officer carries out the removal.
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- Notice for unpaid rent
- 3 court days
- Fla. Stat. § 83.56(3), (5)
- Court
- county court
- Fla. Stat. §§ 83.60(2), 83.62(1)
- Time to appeal
- Not confirmed
- Checked against the statutes
- 1 November 2026
Step by step
The eviction process Florida landlords follow, step by step
Notice and court names are given as they read on Florida’s own forms, and timing details are quoted from the statute.
- 1
Step 1
Serve the notice
Unpaid rent: the 3-day notice to pay rent or deliver possession, 3 court days (Fla. Stat. § 83.56(3), (5)).
Paying everything owed inside the period ends the case, by statute.
Another breach of the lease: the 7-day notice of noncompliance with opportunity to cure, 7 calendar days (Fla. Stat. § 83.56(2)(a), (b)).
No reason, month to month: 30 days’ notice (Fla. Stat. § 83.57(3)).
What the statute adds, in English
Three days excluding Saturdays, Sundays and court-observed legal holidays, after delivery. The landlord may terminate only if the default continues past the period, so paying the rent demanded in time ends it; accepting partial rent can waive the notice unless the landlord follows the statute's steps.
- 2
Step 2
File the eviction in court
File in the county court, where the case is called action for possession (eviction) (Fla. Stat. §§ 83.60(2), 83.62(1)).
- 3
Step 3
Go to the hearing
The tenant has 5 days to answer the complaint.
The statute sets no timetable for the hearing that we could confirm; the court schedules it.
- 4
Step 4
Judgment and appeal
No appeal deadline could be confirmed from the statute, so ask the clerk which one applies.
- 5
Step 5
Removal by a court officer
An officer of the court carries out the removal, on the court’s order.
In the statute, in English
sheriff puts the landlord in possession after 24 hours' notice posted on the premises, not counting weekends and legal holidays
Florida eviction process timeline
- Notice before filing
- 3 court days
- Time to answer
- 5 days
- Hearing
- Not confirmed
- Time to appeal
- Not confirmed
- Removal
- Quoted in step 5
Only some steps have a number in the statute, so no honest total exists: after filing, the court sets the pace.
Can you change the locks yourself?
No. Florida bans self-help eviction (Fla. Stat. § 83.67), so only the court process can remove a tenant.
Cutting utilities, changing locks or using a bootlock, removing doors or windows, or removing belongings without a lawful eviction is banned; the tenant recovers the greater of actual damages or three months' rent, plus fees.
The court process is the safe course in every state.
Write the Florida eviction notice
Fill in the notice for Florida in the generator, then read the rest of the state’s landlord law before you serve it.
Where Dardaris comes in
Most evictions start as one late payment. Dardaris sees it on day one.
It notices the missed rent the day it is due, sends the tenant a reminder, and if nothing comes, drafts the Florida notice with its 3 court days. You read it and sign; nothing goes out without you.
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Dardaris
The statutes
Florida eviction laws, with the statute behind each step
| Step | What the law says | Statute |
|---|---|---|
| Notice for unpaid rent | 3-day notice to pay rent or deliver possession3 court daysPaying in full within the period stops itThree days excluding Saturdays, Sundays and court-observed legal holidays, after delivery. The landlord may terminate only if the default continues past the period, so paying the rent demanded in time ends it; accepting partial rent can waive the notice unless the landlord follows the statute's steps. | Fla. Stat. § 83.56(3), (5) |
| Notice for a lease breach | 7-day notice of noncompliance with opportunity to cure7 calendar daysThe tenant can fix the breach within the periodCurable breaches must be corrected within 7 days of delivery, and a repeat within 12 months allows filing without a new notice. Serious breaches such as intentional damage or continued unreasonable disturbance get a 7-day notice to vacate with no cure. | Fla. Stat. § 83.56(2)(a), (b) |
| Notice to end a month-to-month tenancy | 30 daysNotice must be given at least 30 days before the end of a monthly period. | Fla. Stat. § 83.57(3) |
| How a notice is served | mailingdelivering a true copye-mail, if both parties signed an e-mail notice addendumleaving a copy at the residence if the tenant is absent | Fla. Stat. §§ 83.56(4), 83.505 |
| Court and action | county courtaction for possession (eviction) | Fla. Stat. §§ 83.60(2), 83.62(1) |
| Time to answer | 5 days | Fla. Stat. §§ 83.60(2), 83.62(1) |
| Hearing | Not confirmed from the statute | Not confirmed from the statute |
| Time to appeal | Not confirmed from the statute | Not confirmed from the statute |
| Removal | sheriff puts the landlord in possession after 24 hours' notice posted on the premises, not counting weekends and legal holidays | Fla. Stat. §§ 83.60(2), 83.62(1) |
| Self-help (lockouts, utilities) | BannedCutting utilities, changing locks or using a bootlock, removing doors or windows, or removing belongings without a lawful eviction is banned; the tenant recovers the greater of actual damages or three months' rent, plus fees. | Fla. Stat. § 83.67 |
Read against the official texts below on 1 November 2026. The month-to-month period was checked on 29 September 2026.
- https://www.flsenate.gov/Laws/Statutes/2026/83.56
- https://www.flsenate.gov/Laws/Statutes/2026/83.505
- https://www.flsenate.gov/Laws/Statutes/2026/83.57
- https://www.flsenate.gov/Laws/Statutes/2026/83.60
- https://www.flsenate.gov/Laws/Statutes/2026/83.62
- https://www.flsenate.gov/Laws/Statutes/2026/83.67
- https://www.flsenate.gov/Laws/Statutes/2026/83.425
- https://www.flsenate.gov/Laws/Statutes/2026/125.0103
- http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0083/Sections/0083.49.html
- http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0083/Sections/0083.50.html
- http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0083/Sections/0083.53.html
- http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0083/Sections/0083.57.html
- http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0000-0099/0083/Sections/0083.491.html
- http://www.leg.state.fl.us/statutes/index.cfm?App_mode=Display_Statute&URL=0400-0499/0404/Sections/0404.056.html
Questions landlords ask about eviction in Florida
How long does an eviction take in Florida?
The notice for unpaid rent runs 3 court days before you can file. After that the court sets the pace, so there is no honest total: the hearing, the judgment and the removal follow the court’s calendar and the timing rules quoted on this page.
What notice does a Florida landlord serve for unpaid rent?
The 3-day notice to pay rent or deliver possession, which gives the tenant 3 court days (Fla. Stat. § 83.56(3), (5)). Paying everything owed inside the period ends the case, by statute.
Can a landlord change the locks in Florida?
No. Florida bans self-help eviction (Fla. Stat. § 83.67), so only the court process can remove a tenant. The exact limits are quoted on this page.
Where is an eviction filed in Florida?
In the county court, where the case is called action for possession (eviction) (Fla. Stat. §§ 83.60(2), 83.62(1)).
How does a landlord end a month-to-month tenancy in Florida?
With 30 days’ notice (Fla. Stat. § 83.57(3)). If the tenant stays on after that, the eviction process on this page applies.
Can the tenant appeal an eviction in Florida?
No appeal deadline could be confirmed from the statute, so ask the clerk which one applies.
Does the Miami Dade eviction process differ from the rest of Florida?
The statutes on this page apply across Florida, Miami-Dade County included. The local court that hears evictions there, and any city or county rule added on top, can change the paperwork and the pace, so check with that court before you file.
The eviction process in other states
- California: 3 court days for unpaid rent
- Colorado: 10 calendar days for unpaid rent
- Connecticut: 3 calendar days for unpaid rent
- Delaware: 7 calendar days for unpaid rent
- Georgia: 3 business days for unpaid rent
- Hawaii: 10 calendar days for unpaid rent
- Idaho: 3 calendar days for unpaid rent
- Illinois: 5 calendar days for unpaid rent
General information, not legal adviceEviction law changes, and a court can read a statute differently from this summary. Check the current text and your local court’s rules, or ask a lawyer licensed in the state, before you serve a notice or file.
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