Real Estate Services

Evictions
in Florida

Florida eviction laws are strict. A landlord must follow every step precisely or risk having the case dismissed and starting over. We are here to protect your rights under the law and your lease agreement.

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Florida Bar Member | Real Estate Attorney | Serving All of Florida | Filed Within 5 Business Days

The Legal Process

What Florida Landlords Need to Know About Evictions

A Florida eviction is not simply asking a tenant to leave. It is a formal legal process that must be followed precisely, from the type of notice given to the way the complaint is filed and served. One missed step can get your case thrown out and require you to start over, costing weeks of additional non-payment.

We specialize in Florida evictions and guarantee that your case is filed within 5 business days of being retained. We handle every step from notice preparation through writ of possession.

We are here to protect your rights under the law and your lease agreement.

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Watch: The Florida Eviction Process Explained

What We Handle

Six Ways We Help Florida Landlords

Filed Within 5 Business Days

We specialize in evictions and guarantee that your case is filed within 5 business days of being retained. We know how costly vacancy and non-payment are, and we move fast.

3-Day Notice Preparation

Florida evictions start with proper notice. We prepare and deliver legally compliant 3-day notices for non-payment and 7-day notices for lease violations, so the case begins on solid ground.

Non-Payment of Rent

When a tenant fails to pay rent, Florida law requires specific steps before you can remove them. We handle every step of the process correctly so your case cannot be dismissed on a technicality.

Lease Violation Evictions

Unauthorized occupants, property damage, illegal activity, or repeated lease breaches all give a landlord grounds to terminate the tenancy. We build the case and file it correctly.

Holdover Tenants

When a lease expires and the tenant refuses to leave, you need a proper legal process to regain possession. We handle holdover evictions and make sure you are back in control of your property.

Protect Your Rights Under the Lease

Tenants have procedural rights under Florida law. A landlord who skips a required step can lose the case entirely. We protect your rights and make sure every step of the law is followed.

Natalia Ouellette-Grice, Real Estate Attorney

Why LCO Law

Every Day a Tenant Stays Costs You Money. We Move Fast.

Non-paying and non-compliant tenants are a financial emergency. We understand that, and our 5-business-day filing guarantee reflects it. We have handled hundreds of eviction cases across Florida and we know how to get them done right the first time.

Cases filed within 5 business days of retention, guaranteed
Proper notice preparation to make sure the case starts correctly
Full representation through hearing and writ of possession
Handling non-payment, lease violations, and holdover cases
Serving landlords and property managers across all of Florida

Common Questions

Eviction FAQ

How does the eviction process work in Florida?

Florida evictions require strict compliance with state law. The process begins with proper written notice (3 days for non-payment, 7 days for lease violations). If the tenant does not comply, the landlord files an eviction complaint with the county court. The tenant is served and has 5 days to respond. If they do not respond, or lose at a hearing, the court issues a final judgment and a writ of possession, which allows the sheriff to remove the tenant.

What can get an eviction case dismissed?

Common reasons eviction cases are dismissed include: defective or improperly served notice, accepting rent after issuing the notice, wrong court, incorrect amounts stated in the notice, or procedural errors in the complaint. These mistakes restart the clock and allow the tenant to stay longer. Hiring an attorney from the beginning eliminates these risks.

Can I just change the locks or remove the tenant's belongings?

No. Self-help evictions are illegal in Florida. A landlord who changes locks, removes doors, shuts off utilities, or removes a tenant's belongings without a court order can face civil liability and fines. The legal eviction process exists to protect both parties, and you must follow it regardless of how badly the tenant is behaving.

How long does an eviction take in Florida?

An uncontested eviction in Florida typically takes two to four weeks from filing to writ of possession. Contested cases or busy court dockets can extend the timeline. We file within 5 business days of being retained, which means your clock starts as soon as you decide to move forward.

Can I evict a tenant who has not paid rent but claims to have paid?

Yes. If a tenant claims to have paid rent but you have no record of payment, you can still proceed with the eviction. The burden shifts to the tenant to prove payment in court. Keeping thorough records of all payments and communications with your tenant is essential for these situations.

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