A practical guide to residential nonpayment notices in Florida. Correct amounts, delivery and deadlines help avoid delays. Have your notice reviewed before filing.
A Florida 3-Day Notice to Pay Rent or Vacate is the required written demand a landlord must serve on a tenant before filing an eviction for nonpayment of rent. It is governed by Florida Statute 83.56(3) and is the mandatory first step in the eviction process.
For residential tenancies covered by section 83.56(3), the notice provides three days to pay or vacate, excluding Saturdays, Sundays and court-observed holidays. Before filing, the attorney checks the deadline, service, payments, lease and any additional requirements, including those for subsidized housing.
If the property is in Miami-Dade County, our Miami eviction attorneys can review your matter. Notice preparation and posting are available for a separate fee, confirmed before work begins.
For a Broward rental, see our Broward landlord document checklist or Fort Lauderdale property intake guidance. Send the lease, current payment history and any notice already delivered when requesting a review.
Critical warning: A defective notice can delay a case. Section 83.60(1)(a) provides an opportunity to cure notice or pleading deficiencies before dismissal in the proceedings it covers. Common errors include wrong rent amounts, missing landlord information, incorrect service method, and counting weekends or holidays in the 3-day period. You can request notice preparation and posting before starting an eviction case.
Before service, review the notice against the statutory form and case documents, including:
Important: Exclude Saturdays, Sundays and court-observed holidays. For a notice delivered on Friday, Monday is day 1 only if it is not a court-observed holiday. Confirm the deadline for the delivery method used.
Section 83.56(4) permits delivery, mailing, leaving a copy at the residence if the tenant is absent, and email that complies with section 83.505. Review the method and deadline before service:
Always document service. Write down the date, time, method, and who was present. Keep proof of the actual service method. If you request posting through FLA Evictions, confirm what service documentation is included.
This sample is for general information, not a determination that it fits your case. Have the completed notice, rent calculation, delivery method and deadline reviewed before service. Commercial or subsidized tenancies may require a different notice.
Using an iPhone? Download the PDF and open the saved file in Adobe Acrobat Reader to enter the fields, then save your completed copy. A browser preview may not show the editing controls. If the fields still do not respond, contact us for help.
FLA Evictions offers notice preparation and posting for a separate fee. Send us your property address, lease if available, and rent details. We will review the information, confirm posting availability, and provide the fee before work begins.
Request Notice Preparation & Posting
Need help filing an eviction? Learn about our Miami-Dade and Broward services or submit your documents for review.
Preview only: The sample below is not an interactive form. Use the PDF download above to fill in your notice.
State of Florida
Date: Date notice is prepared
To: Full name(s) of all tenants on lease
Address: Full rental property address including unit number, City, FL ZIP
You are hereby notified that you are indebted to the undersigned landlord in the amount of $amount of unpaid rent, for the rent and use of the premises located at rental property address, City and County, Florida, ZIP, now occupied by you.
You are required to pay the said rent in full or to vacate said premises within three (3) days (excluding weekends and legal holidays) from the date of delivery of this notice, to wit: on or before date 3 business days from service date.
Rent payment is to be delivered to:
Name: Landlord or authorized agent name
Address: Address where rent payment is accepted
Phone: Landlord contact phone number
If you fail to pay the rent in full or vacate the premises within the time specified in this notice, legal proceedings will be instituted against you to recover possession of the premises, damages, and court costs.
Landlord or Authorized Agent:
After the applicable notice period has fully expired, the attorney reviews the case before filing. Filing, service, hearings and sheriff scheduling vary; this is a sequence, not a guaranteed calendar.
Notice preparation and posting are quoted separately from eviction representation. Submit your documents for review and a scope and fee quote. Serving landlords in Miami-Dade and Broward County.
General information, not case-specific legal advice. The applicable notice, deadline and procedure depend on the tenancy, documents and current law. Have the attorney review your matter before acting.
Notice, delivery and partial-payment requirements (Fla. Stat. 83.56) · Electronic delivery (Fla. Stat. 83.505) · Definition of rent (Fla. Stat. 83.43) · Notice deficiencies and defenses (Fla. Stat. 83.60)