# Eviction Attorney Hialeah | Landlord Eviction Lawyer | FLA Evictions

**Landlord-only eviction attorneys serving Hialeah and northwest Miami-Dade. Flat fee. English and Spanish, start to finish.**

- Phone: (305) 401-0424
- Email: info@flaevictions.com
- Start your eviction: https://flaevictions.com/eviction-information-form
- Esta pagina en espanol: https://flaevictions.com/es-eviction-attorney-hialeah

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## Eviction Representation in Hialeah

FLA Evictions represents landlords and property owners in evictions throughout Hialeah, Hialeah Gardens, Miami Lakes, Opa-locka, and northwest Miami-Dade. We are a landlord-only firm based minutes from Hialeah, with a flat fee and the full case handled in English or Spanish.

Hialeah is one of the densest rental markets in Florida: duplexes, triplexes, converted efficiencies, and small multifamily buildings owned overwhelmingly by individual and family landlords rather than institutions. When a tenant stops paying in that market, the owner is usually covering the mortgage out of pocket the same month. Speed is not a luxury here; it is the whole point.

Hialeah evictions are filed in Miami-Dade County Court at the Eleventh Judicial Circuit, with cases assigned by the property's location within the county's court districts. We file electronically the same day the notice period expires.

## What We Handle in Hialeah

**Nonpayment of rent.** The 3-Day Notice under Florida Statute 83.56 must state the exact amount of rent owed, nothing more. In Hialeah's cash-heavy rental market, ledger accuracy is the detail that wins or loses these cases: partial payments, cash payments without receipts, and side agreements all become ammunition for a tenant's defense if the notice amount is wrong. We build the notice from a clean ledger before anything gets served.

**Efficiencies and unpermitted units.** Hialeah has a large stock of converted efficiencies. Evicting from these units raises specific issues that need to be handled correctly in the complaint. Tell us what the unit is up front and we structure the case accordingly.

**Holdover and month-to-month terminations.** Many Hialeah tenancies run month to month without a written lease. Florida Statute 83.57 requires 30 days' notice to terminate a monthly tenancy. We prepare and serve the termination, then file if the tenant stays.

**Family occupants and unauthorized occupants.** A relative who was let in and now refuses to leave is usually not a tenant at all. Those cases proceed as unlawful detainer actions under Florida Statute 82, a different and often faster track. We identify the right case type before filing, because the wrong one wastes a month.

**Squatter removal.** Unlawful occupants in vacant or inherited Hialeah properties, handled under Chapter 82.

## The Hialeah Eviction Timeline

An uncontested eviction runs three to five weeks from complaint filing to the Writ of Possession: notice, filing at the Eleventh Judicial Circuit, service on the tenant, five business days to respond, default or hearing, judgment, writ. The Miami-Dade Sheriff posts the writ, the tenant has 24 hours, and then removal.

If the tenant fights, Florida Statute 83.60 requires them to deposit the disputed rent into the court registry or lose their defenses. Most contested Hialeah cases end right there.

## Frequently Asked Questions

**My tenant pays in cash and now claims they paid. What happens?**
The ledger and your documentation control. This is exactly why the 3-Day Notice amount has to be built carefully before service: a wrong amount gives the tenant a defense. Going forward, give receipts for every cash payment; in the current case, we work with the records that exist.

**The unit is an efficiency. Can I still evict?**
Yes. The case needs to be structured correctly, so tell us about the unit honestly during intake. Do not let it stop you from acting on a nonpaying occupant.

**There is no written lease. Can I evict?**
Yes. A verbal month-to-month tenancy is valid in Florida and is terminated with a 30-day notice under Florida Statute 83.57. Nonpayment can still be pursued with a 3-Day Notice.

**How much does it cost?**
One flat fee from notice through Writ of Possession. Court filing and sheriff fees are separate. Call (305) 401-0424 for current pricing, in English or Spanish.

**Do you handle the whole case in Spanish?**
Yes. Intake, documents, updates, everything. Most of our Hialeah clients work with us entirely in Spanish.

## Start Your Hialeah Eviction

Submit the intake form at flaevictions.com/eviction-information-form or call (305) 401-0424. Landlords only. Flat fee. Hablamos espanol.