Stop Losing Rent. Start the Legal Eviction Process in Miami-Dade Today.

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.

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.

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.

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 Rule 1.040 of the Florida Rules of Civil Procedure.

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.

Residential evictions are filed at the Miami-Dade County Civil Courthouse, 73 W Flagler St, Miami, FL 33130, or e-filed through the Florida Courts E-Filing Portal at myflcourtaccess.com.