Evicting a Tenant in Kendall, Florida
How to evict a tenant in Kendall, FL. Florida Statute § 83.56 process, considerations for single-family rental homes and Section 8 tenancies, and Miami-Dade Clerk filing details.
About Kendall's rental market
Kendall is a large Census Designated Place (CDP) in unincorporated Miami-Dade County, southwest of South Miami. Unlike the condo-heavy cities to the north and east, Kendall's rental market is dominated by single-family homes and townhomes, with family-oriented neighborhoods and longer average tenancies. Section 8 / Housing Choice Voucher tenants are common in some Kendall sub-areas, and the typical case profile involves established multi-occupant family tenancies rather than transient or corporate rentals.
Major neighborhoods
Kendall Lakes · East Kendall · West Kendall · Continental Park · The Crossings
Common eviction scenarios in Kendall
Established SFR tenant on month-to-month after a fixed-term lease expired
After the original lease expires and the tenant remains paying month-to-month, you may terminate the tenancy without cause by serving a 15-Day Notice of Termination (Fla. Stat. § 83.57). The notice must be served at least 15 days before the next rental payment date.
Family eviction with multiple tenants on the lease
Name every adult tenant on the lease in your eviction filing. Other adults living in the property who are NOT on the lease may be removable as part of the writ of possession process, but it's cleaner to name everyone known to occupy the unit.
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Kendall 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
Kendall-specific FAQ
Do I need to name all family members in a Kendall eviction?
Name every adult tenant who signed the lease. Adult occupants not on the lease can sometimes be added as 'unknown occupants' or addressed via the writ of possession at the lockout stage. Minor children don't need to be named individually.
Is Kendall a city?
No — Kendall is a Census Designated Place (CDP) in unincorporated Miami-Dade County. There's no Kendall city government. Eviction filings still go to the Miami-Dade Civil Courthouse, and the same Florida state law applies.
Where exactly is Kendall?
Generally west and southwest of South Miami, between US-1 and Florida's Turnpike, mostly within ZIPs 33156, 33173, 33176, 33183, and 33186. The Kendall CDP boundaries are not the same as the broader 'Kendall area' that Miami residents informally use.
My Kendall tenant pays through Section 8. How does that affect the eviction?
You'd follow the standard 3-Day Notice process for the tenant's portion of unpaid rent, but you must also coordinate with the local Public Housing Authority per HUD's Housing Choice Voucher rules — including providing notice to the PHA and following the HAP contract termination procedures. Mistakes can cost you future Section 8 participation.
Other Miami-Dade cities we cover
The same Florida statute applies countywide, but property types and rental markets vary.
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