# FLA Evictions | Florida Eviction Attorneys for Landlords **Landlord-only eviction attorneys serving Miami-Dade and Broward County, Florida.** - Phone (Broward): (954) 625-9124 - Phone (Miami-Dade): (305) 401-0424 - Email: info@flaevictions.com - Web: https://flaevictions.com --- ## What We Do FLA Evictions is a landlord-side eviction law firm. We represent landlords, property owners, and property managers in residential and commercial eviction cases throughout Florida. We do not represent tenants. Our fee structure is flat fee. No hourly billing. No surprises. We serve all 67 Florida counties, with primary offices and courthouse relationships in Miami-Dade and Broward. --- ## Eviction Services ### Nonpayment of Rent Eviction The most common eviction in Florida. When a tenant fails to pay rent, Florida law requires the landlord to serve a proper 3-Day Notice before filing a complaint. The notice must state the exact amount owed and give the tenant three business days (excluding weekends and legal holidays) to pay or vacate. An error on the notice restarts the clock and delays your case. We prepare the 3-Day Notice, serve it properly, file the eviction complaint, and carry the case through to the Writ of Possession. ### Holdover Eviction A holdover tenancy occurs when a tenant remains in the property after the lease has expired without the landlord's consent. Under Florida Statute 83.57, the required notice period to terminate a holdover tenancy depends on the rental period. Month-to-month tenancies require 30 days' notice. Week-to-week tenancies require seven days. Annual tenancies require 60 days. We handle proper notice service and filing to remove holdover tenants without procedural delays. ### Commercial Eviction Commercial evictions in Florida follow different rules than residential evictions. The lease terms control much of the process, including notice requirements and cure periods. We represent commercial landlords in evictions for nonpayment, holdover, lease violations, and unauthorized use. ### Unlawful Detainer Unlawful detainer actions cover situations where there is no landlord-tenant relationship. This includes squatters, unauthorized occupants, family members who refuse to leave, and occupants who entered the property without a valid lease. These cases are governed by Florida Statute 82. ### Lease Violation Eviction Florida Statute 83.56 requires a 7-Day Notice to Cure before filing an eviction for a curable lease violation. For non-curable violations, a 7-Day Notice of Termination is required. We prepare the correct notice for the correct violation type to keep the case defensible. --- ## The Eviction Process in Florida **Step 1: Notice** The landlord must serve the legally required written notice on the tenant before filing a lawsuit. The type of notice depends on the reason for eviction. A defective notice will defeat the case at the motion stage. **Step 2: Filing the Complaint** After the notice period expires without compliance, we file the eviction complaint in the county court where the property is located. In Miami-Dade, cases are filed in the Eleventh Judicial Circuit. In Broward, cases are filed in the Seventeenth Judicial Circuit. **Step 3: Service of Process** The complaint and summons must be served on the tenant by the county sheriff or a certified process server. The tenant has five business days to respond after service. **Step 4: Default or Hearing** If the tenant does not respond, we move for a default judgment. If the tenant files an answer or a motion to dismiss, the court schedules a hearing. Tenants in residential cases must deposit contested rent into the court registry or risk having their defenses struck. **Step 5: Writ of Possession** After judgment, we request a Writ of Possession. The sheriff serves the writ and, if the tenant does not vacate, physically removes them from the property. An uncontested eviction in Miami-Dade or Broward typically takes three to five weeks from complaint filing to writ execution. --- ## Why Landlords Choose FLA Evictions - Landlord-side only representation - Flat fee pricing - 230-plus five-star reviews - Serves Miami-Dade, Broward, and all 67 Florida counties - Handles residential and commercial evictions - Spanish-language service available - Online intake form at flaevictions.com --- ## Service Areas **Primary Markets:** - Miami-Dade County (Eleventh Judicial Circuit) - Broward County (Seventeenth Judicial Circuit) **Miami-Dade Cities Served:** Miami, Hialeah, Coral Gables, Doral, Kendall, Homestead, Miami Gardens, North Miami, North Miami Beach, Opa-locka, Miami Lakes, South Miami, Aventura, Bal Harbour, Sunny Isles Beach, Pinecrest, Palmetto Bay **Broward Cities Served:** 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 **Statewide Coverage:** All 67 Florida counties by arrangement. --- ## Frequently Asked Questions **How long does an eviction take in Florida?** An uncontested eviction in Miami-Dade or Broward typically takes three to five weeks from complaint filing to Writ of Possession. Contested cases, procedural errors, and court backlogs can extend the timeline. Proper notice preparation is the single biggest factor in keeping the case on track. **What is a 3-Day Notice in Florida?** A 3-Day Notice is the written demand a landlord must serve on a tenant before filing an eviction lawsuit for nonpayment of rent. Under Florida Statute 83.56, the notice must state the exact amount of rent due, the property address, and give the tenant three business days (not including weekends or legal holidays) to pay the full amount owed or vacate the property. **What happens if my 3-Day Notice has an error?** A defective 3-Day Notice is the most common reason eviction cases are dismissed or delayed. If the notice states the wrong amount, uses the wrong form, is served improperly, or counts the notice period incorrectly, the court will likely dismiss the case. The landlord must restart from the beginning. This is why proper notice preparation matters. **Can I evict a tenant without an attorney in Florida?** Individual landlords can represent themselves in eviction cases, but only attorneys can represent corporations, LLCs, and other entities. Even individual landlords who self-file frequently make procedural errors that delay or defeat the case. A single defective notice or improper service can cost more time and money than the attorney fee. **Does the tenant have to deposit rent into the court registry?** Yes. Under Florida Statute 83.60, a tenant who asserts a defense in a residential eviction case must deposit the rent amount claimed in the complaint into the court registry. If the tenant fails to deposit the funds, the landlord can move to strike the tenant's defenses and obtain a default judgment. **What is a Writ of Possession?** A Writ of Possession is the court order that authorizes the sheriff to remove the tenant from the property. After the landlord receives a judgment for possession, the clerk issues the writ. The sheriff posts a 24-hour notice on the property. If the tenant does not vacate within 24 hours, the sheriff returns with the landlord to physically remove the tenant and their belongings. **Do you handle commercial evictions?** Yes. We represent commercial landlords in evictions for nonpayment of rent, holdover tenancy, lease violations, and unauthorized use. Commercial evictions are governed by the lease terms and Florida contract law rather than Chapter 83. Review of the lease is the first step in any commercial eviction. **How much does an eviction cost?** FLA Evictions charges a flat fee. The fee covers preparation of the notice, filing the complaint, coordination of service of process, and representation through default judgment or an uncontested hearing. Court filing fees are separate and vary by county. Contact us for current flat fee pricing. --- ## Contact FLA Evictions To start an eviction, use the online intake form at flaevictions.com/eviction-information-form. **Broward County and Statewide:** (954) 625-9124 **Miami-Dade County:** (305) 401-0424 **Email:** info@flaevictions.com FLA Evictions represents landlords only. We do not accept tenant inquiries.