# Broward Eviction Attorney | Fort Lauderdale Eviction Lawyer | FLA Evictions **Broward County eviction attorneys for landlords. Flat fee filing in Broward County Court. 3-day notice through Writ of Possession.** - Phone (Primary): (954) 625-9124 - Phone (Miami-Dade): (305) 401-0424 - Email: info@flaevictions.com - Web: https://flaevictions.com/broward-eviction-attorney --- ## Eviction Attorney Services in Broward County FLA Evictions represents landlords and property owners in residential and commercial eviction cases throughout Broward County. We are a landlord-only firm. We do not represent tenants. Broward County eviction cases are filed in the Seventeenth Judicial Circuit Court of Florida. The main courthouse is located at 201 SE 6th Street, Fort Lauderdale, Florida 33301. Branch courthouses serve different areas of Broward County including Plantation, Deerfield Beach, and Pompano Beach. For city-specific information, see our dedicated [eviction attorney Fort Lauderdale](https://flaevictions.com/eviction-attorney-fort-lauderdale) and [eviction attorney Hollywood](https://flaevictions.com/eviction-attorney-hollywood) pages. Flat fee pricing. No hourly billing. --- ## Broward County Eviction Types We Handle ### Nonpayment of Rent When a Broward County tenant fails to pay rent, the landlord must serve a proper 3-Day Notice before filing an eviction complaint. Under Florida Statute 83.56(3), the notice must: - State the exact dollar amount of rent owed - Identify the rental property address - Give the tenant three business days (excluding weekends and legal holidays) to pay in full or vacate The notice must be served by one of the methods authorized under Florida Statute 83.56. Errors in the notice amount, the notice language, the service method, or the calculation of the notice period will result in dismissal. We prepare and serve the 3-Day Notice correctly, then file the complaint and carry the case through to the Writ of Possession. ### Holdover Tenancy in Broward A holdover tenant remains in the property after the lease expires without authorization from the landlord. Before filing to evict a holdover tenant, the landlord must serve a termination notice with the correct notice period based on the rental payment frequency: - Month-to-month rental: 30 days - Week-to-week rental: 7 days - Quarterly rental: 30 days We prepare and serve the correct termination notice, then file the eviction complaint after the notice period expires. ### Commercial Eviction in Broward County Broward County has a substantial commercial rental market, including properties in Fort Lauderdale, Dania Beach, Hallandale Beach, Deerfield Beach, and Pompano Beach. Commercial evictions are governed by the lease terms and Florida contract law. Notice requirements, cure periods, and available remedies depend on what the lease says. We represent commercial landlords in Broward in evictions for nonpayment, holdover, lease violations, unauthorized use, and unauthorized subletting. ### Unlawful Detainer When no formal landlord-tenant relationship exists, the proper action is an unlawful detainer filed under Florida Statute 82. This covers squatters, persons occupying the property without a valid lease, family members who refuse to leave, and occupants whose lease has been voided. We handle unlawful detainer cases throughout Broward County. ### Lease Violation Eviction A lease violation eviction in Florida requires a 7-Day Notice to Cure for curable violations or a 7-Day Notice of Termination for non-curable violations under Florida Statute 83.56(2). Common issues include unauthorized pets, unauthorized occupants, excessive noise, and property damage. Serving the wrong type of notice for the type of violation is a procedural defect that can result in dismissal. --- ## The Broward County Eviction Process **Step 1: Serve the Required Notice** The legally required notice must be served before filing. For nonpayment, this is the 3-Day Notice. The notice period begins the day after service and excludes weekends and legal holidays. **Step 2: File the Eviction Complaint** After the notice period expires without tenant compliance, we file the eviction complaint and summons in Broward County Court at the Seventeenth Judicial Circuit. Filing fees are paid at time of filing. **Step 3: Service on the Tenant** The Broward Sheriff's Office or a certified process server serves the complaint and summons on the tenant. The tenant has five business days from service to file a response. **Step 4: Default or Contested Hearing** If the tenant does not respond within five business days, we move for a default judgment. If the tenant files a response, the court schedules a hearing. In contested residential evictions, the tenant must deposit the disputed rent into the court registry or risk having their defenses struck. **Step 5: Writ of Possession** After a judgment for possession is entered, we request the Writ of Possession from the clerk. The Broward Sheriff posts the writ on the property. The tenant has 24 hours to vacate voluntarily. If they do not, the sheriff returns to physically remove the occupants. **Timeline:** An uncontested eviction in Broward County typically takes three to five weeks from complaint filing to writ execution. --- ## Broward County Cities and Municipalities We Serve Fort Lauderdale, Hollywood, Pembroke Pines, Miramar, Coral Springs, Pompano Beach, Deerfield Beach, Davie, Plantation, Sunrise, Weston, Hallandale Beach, Dania Beach, Lauderhill, Margate, Coconut Creek, Tamarac, Oakland Park, Wilton Manors, Lauderdale Lakes, North Lauderdale, Lauderdale-by-the-Sea, Sea Ranch Lakes, Hillsboro Beach, Lighthouse Point, Parkland, Coconut Creek, West Park, Pembroke Park, Southwest Ranches --- ## Frequently Asked Questions: Broward County Evictions **How long does an eviction take in Broward County?** An uncontested eviction in Broward County typically takes three to five weeks from the filing of the complaint to execution of the Writ of Possession. The timeline includes service on the tenant, the five-business-day response window, default judgment, writ issuance, and sheriff posting. Contested cases, motion practice, and procedural errors extend this timeline significantly. Correct notice preparation is the single biggest factor in keeping a Broward eviction on track. **What is the difference between a 3-Day Notice and a 30-Day Notice?** A 3-Day Notice is used to begin the eviction process for nonpayment of rent. It demands payment of the exact amount owed within three business days or requires the tenant to vacate. A 30-Day Notice is used to terminate a month-to-month tenancy. The 30-Day Notice does not allege a default by the tenant. It simply terminates the tenancy at the end of the notice period. Using the wrong notice type for the situation will result in dismissal. **Can a corporation or LLC evict a tenant without an attorney in Broward County?** No. Under Florida law, a corporation, LLC, or other legal entity cannot appear in court without a licensed Florida attorney. Only individual landlords can self-represent. Even then, procedural errors are common and can result in dismissal. **Does the tenant have to pay rent during the eviction process?** In residential eviction cases where the tenant files a defense, Florida Statute 83.60 requires the tenant to deposit the rent amount claimed in the complaint into the Broward County Court registry. Failure to deposit allows the landlord to file a motion to strike defenses. If defenses are struck, the landlord can obtain a default judgment without a contested hearing. **Do you handle evictions throughout all of Broward County?** Yes. We file in Broward County Court and handle evictions in every city and unincorporated area in Broward County, including Fort Lauderdale, Hollywood, Pembroke Pines, Miramar, Coral Springs, Weston, and all municipalities within the county. **What is your flat fee for a Broward County eviction?** Contact us at (954) 625-9124 or info@flaevictions.com for current flat fee pricing. Court filing fees and Broward Sheriff service fees are separate and vary by case type. **Can you handle both the 3-Day Notice and the eviction filing?** Yes. We handle the complete eviction from the preparation and service of the 3-Day Notice through the issuance of the Writ of Possession. You do not need to hire separate counsel for the notice phase and the litigation phase. --- ## Start Your Broward County Eviction Submit the intake form at flaevictions.com/eviction-information-form or call us directly. **Broward and Primary:** (954) 625-9124 **Miami-Dade:** (305) 401-0424 **Email:** info@flaevictions.com FLA Evictions represents landlords only. Tenant inquiries are not accepted.