How Florida Eviction Cases Actually Work
Florida landlord-tenant law (Florida Statutes Chapter 83) is highly technical. A single clerical error in a 3-day or 7-day statutory notice can result in court dismissal and costly delays. Attorney James E. Orth Jr. provides landlords and property managers with expedited, legally compliant eviction representation from notice delivery to the final writ of possession.
From Notice to Possession
3-Day & 7-Day Statutory Notices
The 3-day notice for non-payment and the 7-day notice for other breaches. Drafted and served so they hold up in court.
Filing Summons & Eviction Complaints
Filed in county court under Florida summary procedure. Getting the case on file fast is what protects the rental income.
Writs of Possession & Sheriff Execution
Final judgment, then a writ of possession executed by the Brevard County Sheriff.
Commercial & Holdover Evictions
Commercial lease terminations, tenant defaults, and holdover tenants who will not leave.
Frequently Asked Questions
How long does the residential eviction process take in Florida?
An uncontested residential eviction in Florida usually takes about 3 to 5 weeks from notice delivery to sheriff execution. Contested cases take longer.
Can a Florida landlord change the locks or shut off utilities?
No. Florida Statute 83.67 strictly prohibits 'self-help' evictions, such as changing locks, terminating utilities, or removing doors. Violating this statute exposes the landlord to liability for actual damages or three months' rent, whichever is greater, plus attorney's fees.
What should a landlord do if a tenant files an answer?
If the tenant files a response and pays accrued rent into the court registry, the judge will schedule a hearing. At that hearing, your lease and your payment records are what decide the outcome.