Eviction Services

Are you a landlord, property owner, or property manager dealing with a tenant who has violated their lease agreement? Navigating the residential eviction process in Florida can be daunting — the statutes are specific, the deadlines are strict, and a single procedural misstep can delay your case by weeks or even months. Headley Legal Support Services specializes in providing comprehensive, start-to-finish residential eviction assistance throughout the state of Florida, helping you protect your property rights while remaining fully compliant with the law.

Florida's landlord-tenant relationship is governed primarily by Chapter 83 of the Florida Statutes, also known as the Florida Residential Landlord and Tenant Act. This statute sets out the rights and obligations of both parties, the legally permissible grounds for eviction, the required notice periods, and the court procedures that must be followed. Understanding these provisions is essential for any landlord who wants to regain possession of their property without exposing themselves to liability.

Under Florida law, there are several legally recognized grounds for eviction. The most common is non-payment of rent. When a tenant fails to pay rent on time, the landlord must serve a 3-Day Notice to Pay or Vacate before filing an eviction complaint. This notice gives the tenant exactly three business days (excluding weekends and legal holidays) to either pay the full amount owed or vacate the premises. If the tenant does neither, the landlord may proceed to court.

Other grounds for eviction include material violations of the lease agreement, such as unauthorized occupants, pet policy violations, or property damage. For these lease violations, Florida law requires a 7-Day Notice to Cure, which gives the tenant seven days to remedy the violation. If the same violation recurs within 12 months, the landlord may issue a 7-Day Unconditional Quit Notice — meaning the tenant must vacate without the opportunity to cure. For month-to-month tenancies where the landlord simply wishes to terminate, a 15-Day Notice of Termination is required, delivered at least 15 days before the end of any monthly rental period.

Once the appropriate notice period has expired without compliance, the next step is filing an eviction complaint (also called a Complaint for Removal of Tenant) with the county court in the jurisdiction where the property is located. In Miami-Dade County, this is filed with the Miami-Dade County Court, Civil Division. In Broward County, filings go through the Broward County Court. The complaint must include the original lease agreement (if written), a copy of the notice served on the tenant, proof of service, and the filing fee.

After the complaint is filed, the tenant is served with a summons and has five business days to respond. If the tenant fails to respond, the landlord may request a default judgment and move for a Final Judgment of Eviction. If the tenant does respond — often by depositing the disputed rent into the court registry — the case proceeds to a hearing where a judge will determine the merits. Headley Legal Support Services assists with every stage of this process, from preparing and serving the initial notice through coordinating with the clerk's office on filings.

Once a Final Judgment of Eviction is entered, the clerk of court issues a Writ of Possession. This document authorizes the county sheriff to physically remove the tenant from the property. In most Florida counties, the sheriff posts the Writ of Possession on the property door, giving the tenant 24 hours to vacate. If the tenant remains after that 24-hour period, the sheriff returns to execute the writ and the landlord may change the locks and reclaim possession. Our team coordinates the writ execution process with the sheriff's office and can be present on-site to ensure a smooth transition.

For property managers overseeing multiple units or entire communities, evictions are an unavoidable part of operations. We work with property management companies across Florida to provide volume pricing, streamlined intake procedures, and consistent communication so that every case is handled with the same level of professionalism and urgency. Whether you are managing a single rental home or a portfolio of hundreds of units, our team scales to meet your needs.

We also maintain a network of experienced Florida eviction attorneys. While many straightforward evictions can be handled without an attorney, contested cases — particularly those involving counterclaims for habitability, retaliation, or discrimination — benefit from legal representation. If your case requires an attorney, we can connect you with a qualified lawyer who specializes in Florida landlord-tenant law. Our role as your eviction support provider ensures that the legal and logistical components work together seamlessly.

Landlords new to the eviction process often have questions about their rights. Under Florida law, landlords have the right to receive rent payments on time as specified in the lease. They have the right to enter the property for inspections with at least 12 hours' notice. They have the right to enforce the terms of the lease agreement and to seek eviction when those terms are violated. However, landlords must never attempt a "self-help" eviction — changing locks, shutting off utilities, or removing a tenant's belongings without a court order is illegal in Florida and can result in significant liability.

Tips for landlords and property managers: always document everything in writing, keep copies of all notices served, photograph the condition of the property before and after tenancy, and maintain detailed records of all rent payments received. These records become critical evidence if the eviction is contested. Additionally, screen tenants thoroughly before signing a lease — a comprehensive background check and credit review can prevent many eviction situations before they arise.