Evict a Tenant in Florida : Court-Ready Notice in 90 Seconds.
Eviction USA is a Florida eviction service for landlords. Generate your statute-compliant 3-Day, 7-Day, or 15-Day notice free, then a Miami-Dade eviction specialist files at the courthouse for you. Every week of delay is another week of unpaid rent.
No credit card. No legal jargon. Built specifically for Miami-Dade landlords.
- Florida Statutes § 83.56 compliant
- Specialist response within 2 hours
- Court-ready notice templates
- Verified April 2026
How do you evict a tenant in Florida?
To evict a tenant in Florida, serve the correct statutory notice (a 3-Day Notice for non-payment under Fla. Stat. § 83.56(3)), wait out the notice period, file a complaint at the county courthouse ($185 in Miami-Dade), and obtain a writ of possession the Sheriff executes. An uncontested case takes 3–5 weeks; contested cases run 60–90 days. Lockouts and utility shutoffs without a court order are illegal under § 83.67.
Which Florida eviction notice do you serve?
| Notice | Statute | Used for | Period |
|---|---|---|---|
| 3-Day Notice | § 83.56(3) | Non-payment of rent | 3 business days |
| 7-Day Notice with Cure | § 83.56(2)(b) | Fixable lease violations (pet, occupant, noise) | 7 calendar days |
| 7-Day Notice without Cure | § 83.56(2)(a) | Intentional damage, repeat violations | 7 calendar days |
| 15-Day Notice | § 83.57 | End a month-to-month tenancy | 15 calendar days |
Not sure which applies? The 90-second intake picks the right notice for your situation, or read the full Florida eviction law guide.
What is Eviction USA?
Eviction USA is a self-help eviction document service and specialist-referral platform for Florida landlords. It generates statute-compliant 3-Day, 7-Day, and 15-Day notices under Florida Statutes Chapter 83 at no charge, then connects landlords with an independent Miami-Dade eviction specialist who can file the case at the courthouse. Eviction USA is not a law firm and does not provide legal advice.
Generate My Free NoticeA court-ready notice generated in 90 seconds.
Every week you wait, your tenant lives rent-free.
Drop your monthly rent below: we'll show you what each week of delay actually costs.
Filing across every Miami-Dade city.
Florida state law applies uniformly, but property types and rental markets vary. Pick your city for local detail.
Aventura
Miami
Miami Beach
Hialeah
Coral Gables
Doral
Kendall
Homestead
From late rent to court-ready in four steps.
Built around the exact procedural sequence required by Florida Statute Chapter 83 and the Miami-Dade Clerk's office.
- 01
Tell us why
Non-payment, lease violation, or holdover. Each path triggers a different statutory notice under Florida law.
- 02
Property details
Address, monthly rent, tenant info. We route the case to the correct Miami-Dade filing division.
- 03
Statute analysis
We map your facts to Fla. Stat. § 83 and the Miami-Dade Clerk's filing requirements in real time.
- 04
Notice + specialist call
Download a court-ready 3-Day Notice. An eviction specialist calls within one business day to discuss filing.
Florida eviction, explained correctly.
Statute-grounded guides: citations, timelines, court fees, and the mistakes that get cases dismissed.
- Where to file
- Miami-Dade County Court
- District location for the property address
- Standard filing fee
- $185
- Residential summary procedure
- Typical uncontested
- 3–5 weeks
- Notice service → writ of possession
- Sheriff service
- $40 per defendant
- Plus ~$90 for writ
Miami-Dade eviction questions, answered.
Sourced from Florida Statutes Chapter 83 and the Miami-Dade Clerk of the Courts. Last verified April 2026.
What is Eviction USA?
Eviction USA is a self-help eviction document service and specialist-referral platform for Florida landlords. It generates statute-compliant 3-Day, 7-Day, and 15-Day notices under Florida Statutes Chapter 83 at no charge, then connects landlords with an independent Miami-Dade eviction specialist who can file the case at the courthouse.
Is Eviction USA a law firm?
No. Eviction USA is not a law firm and does not provide legal advice. It operates as a self-help document service: it prepares statutory notice templates from the information you enter, and refers case-specific questions to independent Florida-licensed attorneys. The attorney-client relationship begins only if you engage the specialist directly.
What is a 3-Day Notice in Florida?
Under Florida Statute § 83.56(3), a 3-Day Notice to Pay or Quit is the formal written demand a landlord must serve before filing for non-payment eviction. The tenant has three business days (excluding weekends and legal holidays) to either pay the rent in full or vacate the premises.
How much does it cost to file an eviction in Miami-Dade County?
The Miami-Dade Clerk of the Courts charges $185 to file a residential eviction (summary procedure) as of 2026. Each additional defendant adds $10 for service of process. Service by the Sheriff costs roughly $40 per address.
How long does an eviction take in Miami-Dade?
A straightforward non-payment eviction in Miami-Dade typically takes 3–5 weeks from notice service to writ of possession. Timeline: 3-Day Notice (3 business days) → file complaint → 5 days for tenant to respond → final judgment → 24-hour writ of possession served by the Sheriff.
Can I evict a tenant in Florida without a lawyer?
Individual landlords (sole owners) can represent themselves pro se in Florida county court. However, corporate landlords, LLCs, partnerships, and trusts must be represented by a Florida-licensed attorney under Florida law.
What is the difference between a 3-Day, 7-Day, and 15-Day Notice?
A 3-Day Notice (§ 83.56(3)) is for non-payment of rent. A 7-Day Notice with cure (§ 83.56(2)(b)) is for curable lease violations. A 7-Day Notice without cure (§ 83.56(2)(a)) is for non-curable violations like intentional damage. A 15-Day Notice (§ 83.57) is for terminating a month-to-month tenancy without cause.
Where do I file an eviction in Miami-Dade County?
Residential evictions are filed in Miami-Dade County Court at the district location for the property's address (the Clerk's Eviction Filing Court Location Finder gives the right one), or e-filed through the Florida Courts E-Filing Portal at myflcourtaccess.com.
Start your eviction in 90 seconds.
Generate your Florida-compliant statutory notice. A Miami-Dade specialist will reach out within one business day.
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