We Help Landlords Remove Problem Tenants.
Fast, Flat Fee, Done Right.

Uncontested Eviction Process

1. We provide you with a FREE three-day notice to serve for non-payment (or other legal notice if applicable) or can prepare the notice for a small fee.
2. Once the notice period expires, we immediately file the eviction lawsuit in County Court.
3. The tenant is formally served with a summons and complaint by our process server.
4. Florida law gives the tenant five days to respond (excluding weekends and holidays).
5. If no response is filed, we move quickly by filing a Motion for Default.
6. The Clerk enters a default, clearing the way for a Final Judgment.
7. We submit a Final Judgment of Eviction to the Judge to sign.
8. Once the Final Judgment is signed, if the tenant still refuses to leave, we request a writ of possession from the Court.
9. The writ is issued, and the Sheriff serves the tenant with a 24-hour notice to vacate.
10. The Sheriff then coordinates with you directly to complete the removal.

Contested Evictions

• Tenants have five court days to file an answer to your eviction lawsuit.
• An answer can be as simple as a handwritten note to the Judge, and it makes the case contested.
• Once contested, the eviction may involve motions, hearings, mediation, or even trial.
• Our attorneys guide you through the process, protecting your rights at every stage.
• If tenants have representation (private counsel or Legal Aid), the case often becomes more complex.
• Without an attorney, you risk losing valuable rent, having claims dismissed, owing the tenant attorney fees, and facing months of delay.
• We focus on keeping your case on track so you can regain possession quickly.

Eviction FAQs

1. What should I do if my tenant stops paying rent?
Florida law requires that you serve a three-day notice demanding payment or possession. The tenant then has three business days (excluding the day of service, weekends, and holidays) to either pay or vacate. If the lease sets a different timeframe, that rule applies instead.

2. How do I remove a month-to-month tenant?
You must serve a written notice terminating the tenancy at least 15 days before the end of the rental period. In some jurisdictions, a 60-day notice is required. The notice must clearly state the tenancy is ending and that the tenant must vacate by the specified date.

3. What if my tenant breaks the lease but still pays rent?
If the tenant violates the lease in another way — for example, by having unauthorized guests, pets, or causing disturbances — you may serve a seven-day notice to cure or vacate. This gives the tenant seven days to correct the violation or face termination. If the tenant repeats the same violation within 12 months, you can terminate without offering another chance to cure.

4. How do I properly serve eviction notices?
Notices can be delivered by hand, posted on the tenant’s door, or sent by mail. While landlords can serve notices themselves, it is safer to use a licensed process server to avoid mistakes. If serving on your own, keep proof — such as a photo of the notice posted on the property.

5. How long does the eviction process take?
For uncontested cases, most evictions take about four weeks from filing to final judgment. If the tenant contests the case, expect six to eight weeks or more, depending on court schedules. If a Sheriff must enforce a writ of possession, that typically adds another one to two weeks.

6. Can I recover unpaid rent from my tenant?
Yes. You can add a claim for back rent to your eviction lawsuit. If the tenant does not dispute the amount owed, the Court may issue a money judgment for the unpaid balance. However, collecting on that judgment can be difficult if the tenant has limited assets.

7. What happens if my tenant contests the eviction?
A contested eviction means the tenant filed an answer within the five-day response period. This can lead to hearings, mediation, or even trial. At this stage, it is strongly recommended to have an attorney represent you to avoid dismissal or lengthy delays.

8. Do I need an attorney for every eviction?
While Florida law allows landlords to file evictions on their own, the process is full of legal requirements. One mistake in notices or filings can delay your case and allow the tenant to remain longer without paying. Having an attorney ensures deadlines are met and filings are correct.

9. Can I evict a tenant myself without going to court?
No. Florida law prohibits self-help evictions. Changing locks, shutting off utilities, or removing belongings without a court order is illegal and can expose you to liability. Only the Sheriff can enforce a writ of possession after the court issues a final judgment.

10. What if the tenant damages the property during or after eviction?
You may pursue a claim for damages, either as part of the eviction case or separately in small claims or civil court. Document the condition of the property carefully with photos, repair invoices, and estimates to support your claim.

Flat Fee Evictions — No Surprises

Our flat-fee pricing applies to uncontested evictions for possession only. An uncontested eviction means the tenant does not respond to the lawsuit. Below, you’ll find the cost breakdown for one, two, or three tenants. All fees are transparent and subject to change.

Additional Services and Costs

Every eviction includes a free Three-Day Notice form and checklist. If you prefer, we can draft and serve the notice for a flat $80 fee. If you wish to add claims for back rent or property damage, we will explain the process and associated filing costs. For contested evictions, additional attorney fees and court expenses may apply, but we provide clear guidance upfront so you know what to expect.