Evicting a Tenant in Aventura, Florida
How to evict a tenant in Aventura, FL. Florida Statute § 83.56 process, condo HOA estoppel considerations, and Miami-Dade Clerk filing details. Last verified April 2026.
About Aventura's rental market
Aventura is a 3.2-square-mile incorporated city in northeastern Miami-Dade County, dominated by high-rise condominium towers and master-planned gated communities. Roughly 90% of Aventura's housing stock is multifamily, with iconic developments like Williams Island, Turnberry Isle, and the Aventura Mall corridor. The rental market skews to upmarket condo units owned individually or through LLCs — many by foreign investors — with a high concentration of seasonal residents.
Major neighborhoods
Williams Island · Turnberry Isle · Aventura Lakes · Hidden Bay · Country Club Drive corridor
Common eviction scenarios in Aventura
Snowbird tenant overstays the season
Many Aventura units rent on six-month seasonal leases. When the term ends and the tenant remains without a renewal, you serve a 15-Day Notice (Fla. Stat. § 83.57) terminating the resulting month-to-month tenancy, then file at the Miami-Dade Civil Courthouse if they don't vacate.
LLC-owned condo with absentee landlord
If the property is held by an LLC, Florida Rule of Civil Procedure 1.040 requires a Florida-licensed attorney to file the eviction. Pro se filings by entities are dismissed. Plan to have a specialist file on your behalf.
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Aventura does not have its own tenant ordinances in force. Florida HB 1417 (effective July 1, 2023) preempted all city- and county-level tenant protection ordinances under Fla. Stat. § 83.425. Read more about HB 1417 preemption.
The eviction process is the same as the rest of Miami-Dade
Notice requirements, filing courthouse, fees, and Sheriff service are identical across all of Miami-Dade County under Florida Statutes Chapter 83.
- · Filing courthouse: Miami-Dade County Civil Courthouse, 73 W Flagler St, Miami, FL 33130
- · Standard filing fee: $185 (residential summary procedure)
- · Each additional defendant: $10
- · Sheriff service per address: ~$40
Aventura-specific FAQ
Do I need HOA approval to evict a tenant in an Aventura condo?
No — eviction is a court action between landlord and tenant, separate from your condo association. However, your HOA may require advance notice of legal action involving a unit, and most Aventura buildings require board approval for any new tenant after the eviction concludes.
My Aventura property is owned by an LLC. Can I still evict pro se?
No. Under Florida Rule of Civil Procedure 1.040, LLCs, corporations, partnerships, and trusts cannot represent themselves in court — they must be represented by a Florida-licensed attorney. Only individual landlords (sole owners) may file pro se.
How do I evict a snowbird tenant who only stays in Aventura part of the year?
If the seasonal lease has expired and the tenant is now month-to-month, serve a 15-Day Notice of Termination under Fla. Stat. § 83.57. If they don't vacate by the termination date, file an eviction complaint at the Miami-Dade Civil Courthouse. The 3-Day Notice for non-payment doesn't apply unless rent is also unpaid.
My tenant runs an unauthorized short-term rental (Airbnb) in my Aventura condo. What do I serve?
This is a curable lease violation under Fla. Stat. § 83.56(2)(b). Serve a 7-Day Notice of Noncompliance with Opportunity to Cure, describing the short-term-rental activity. If the tenant continues or repeats the violation within 12 months, you may proceed without a further opportunity to cure.
Other Miami-Dade cities we cover
The same Florida statute applies countywide, but property types and rental markets vary.
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