Florida Eviction Laws
Florida rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: 3-day written notice to pay or vacate, excluding Saturdays, Sundays, and court-observed legal holidays, substantially in the statutory form. Fla. Stat. § 83.56(3)
The rules in Florida
| Notice for unpaid rent | 3-day written notice to pay or vacate, excluding Saturdays, Sundays, and court-observed legal holidays, substantially in the statutory form. If the landlord accepts partial rent after posting the notice, it must give a receipt, deposit the partial rent in the court registry, or post a new 3-day notice (§ 83.56(5)(a)). The 2026 amendment to § 83.56 (ch. 2026-143) did not change the 3-day nonpayment notice. Source: Fla. Stat. § 83.56(3) |
|---|---|
| Notice for lease violations | Curable violations: 7-day notice to cure (repeat within 12 months allows eviction without another chance). Non-curable violations (e.g., intentional damage, continued unreasonable disturbance, and, from October 1, 2026, fraudulent entry of the unit using false identity statements, forged documents or impersonation): 7-day notice to vacate with no cure. Fraudulent entry was added as a non-curable violation by ch. 2026-143 (CS/HB 1293, effective October 1, 2026), which also made it a third-degree felony (§ 817.537). The landlord may terminate whether or not criminal charges have been filed. |
| Lockouts & utility shutoffs | Landlord may not interrupt utilities (water, heat, light, electricity, gas, elevator, garbage, refrigeration), change locks or use a bootlock, remove doors/windows/locks, or remove the tenant's property except after surrender, abandonment, or lawful eviction. Tenant recovers the greater of actual and consequential damages or 3 months' rent, plus costs and attorney's fees. Violation is irreparable harm for injunctive relief (§ 83.67(7)). Source: Fla. Stat. § 83.67 |
How an eviction case works in Florida
Eviction cases are heard in: County Court (summary procedure under Fla. Stat. § 51.011).
- 3-day notice to pay or vacate (nonpayment) or 7-day notice (lease violations) or 30-day notice (month-to-month)
- Landlord files complaint for possession in county court; tenant served with summons
- Tenant files a written answer within 5 days after service and, for any defense other than payment, deposits the alleged rent into the court registry
- If tenant fails to answer or deposit rent, default judgment and immediate writ of possession; otherwise hearing
- Judgment for possession; clerk issues writ of possession
- Sheriff posts 24-hour notice (weekends/holidays do not extend it), then puts landlord in possession; landlord may remove property to the property line
Landlords: how to evict a tenant in Florida — steps, costs, timeline and forms.
Eviction court and fees by county
- Miami-Dade County (Miami)
- Broward County (Fort Lauderdale)
- Orange County (Orlando)
- Hillsborough County (Tampa)
- Palm Beach County (West Palm Beach)
- Duval County (Jacksonville)
- Pinellas County (St. Petersburg / Clearwater)
- Polk County (Lakeland)
- Lee County (Fort Myers)
- Volusia County (Daytona Beach)
- Seminole County (Sanford)
- Brevard County (Melbourne)
- Leon County (Tallahassee)
- Pasco County (New Port Richey)
- Alachua County (Gainesville)
- Osceola County (Kissimmee)
- Sarasota County (Sarasota)
- Escambia County (Pensacola)
- Manatee County (Bradenton)
- Collier County (Naples)
- Marion County (Ocala)
- Lake County (Tavares)
- St. Lucie County (Port St. Lucie)
- Okaloosa County
- Bay County
- St. Johns County
- Clay County
- Charlotte County
Free calculators
- Notice Deadline Calculator — Enter the date a notice was delivered and see the date it runs out under your state's law.
Templates
Related questions
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
Florida vs. neighboring states
| State | Notice for unpaid rent | Notice for lease violations | Lockouts & utility shutoffs |
|---|---|---|---|
| Florida | 3-day written notice to pay or vacate, excluding Saturdays, Sundays, and court-observed legal holidays, substantially in the statutory form. Fla. Stat. § 83.56(3) | Curable violations: 7-day notice to cure (repeat within 12 months allows eviction without another chance). Non-curable violations (e.g., intentional damage, continued unreasonable disturbance, and, from October 1, 2026, fraudulent entry of the unit using false identity statements, forged documents or impersonation): 7-day notice to vacate with no cure. Fla. Stat. § 83.56(2); § 817.537; ch. 2026-143, Laws of Fla. | Landlord may not interrupt utilities (water, heat, light, electricity, gas, elevator, garbage, refrigeration), change locks or use a bootlock, remove doors/windows/locks, or remove the tenant's property except after surrender, abandonment, or lawful eviction. Tenant recovers the greater of actual and consequential damages or 3 months' rent, plus costs and attorney's fees. Fla. Stat. § 83.67 |
| Alabama | Written notice to terminate that states the rent and any late fees owed. The rental agreement terminates on a date not less than 7 business days after the tenant receives the notice, unless the tenant pays (cures) within the 7 business days. Ala. Code § 35-9A-421(b) | For a material noncompliance, the landlord gives written notice describing the breach. The rental agreement terminates on a date not less than 7 business days after receipt unless the tenant remedies the breach first. Some acts are noncurable and allow termination on a 7-day notice: illegal drugs, illegal firearm use or discharge, criminal assault on the premises, a repeat of substantially the same breach within 6 months, and intentional misrepresentation of a material fact in the application. Ala. Code § 35-9A-421(a), (d) | Self-help eviction is prohibited. A landlord may not take possession, including by interrupting heat, water, hot water, electricity, gas, or other essential service, except after abandonment or surrender or as the Act permits. A tenant who is unlawfully removed, excluded, or has services cut off may recover possession or terminate the lease. In either case the tenant recovers the greater of up to 3 months' periodic rent or actual damages, plus reasonable attorney's fees. Ala. Code §§ 35-9A-427, 35-9A-407 |
| Georgia | Before filing a dispossessory affidavit for unpaid rent, late fees, utilities, or other charges, the landlord must give the tenant a notice to vacate or pay all past-due amounts within three business days. The notice must be posted in a sealed envelope conspicuously on the door of the property AND delivered by any additional method(s) agreed upon in the rental agreement. O.C.G.A. § 44-7-50(c), (d) (as amended by HB 404, 2024 Safe at Home Act, Act 392) | No statutory cure period. Landlord must demand possession before filing for eviction, and lease notice terms must be followed. For leases entered into or renewed on or after July 1, 2024, the demand for possession must be posted in a sealed envelope conspicuously on the door of the property and also delivered by any additional method agreed in the lease. O.C.G.A. § 44-7-50(a), (d) (as amended by HB 404, 2024) | Self-help eviction is illegal: landlord cannot remove a tenant or block access without the court dispossessory process. A landlord may not knowingly and willfully suspend a tenant's utility service before the final disposition of a dispossessory case the landlord has filed against that tenant; 'utilities' means cooling, heat, light, and water service. Violation is a crime punishable by a fine of up to $500. O.C.G.A. § 44-7-14.1 (definition amended by HB 404, 2024); Georgia Landlord-Tenant Handbook (DCA, rev. 8-29-24), pp. 7, 12, 17 |
City rules that may add to state law
More Florida rental law
- Florida Security Deposit Law
- Florida Notice to Vacate Rules
- Landlord Entry Rules in Florida
- Florida Repairs & Tenant Remedies
- Florida Rent Increase & Late Fee Laws
- Breaking a Lease in Florida
- Squatters' Rights in Florida
- Florida Rental Fee Rules
- Florida Section 8, Records & Right to Counsel
- Florida Mold, Pests, Heat & AC Rules
- Florida Privacy, Guests & Animal Rules
- Florida Landlord Selling the House
- Florida Lockouts, Utility Shutoffs & Retaliation
- Florida Subletting, Lease Endings & Tenant Death
- All Florida landlord-tenant rules
- Free legal help in Florida
Compare eviction in all 50 states and DC →
Florida Eviction Laws FAQ
How much notice does a landlord have to give before evicting for unpaid rent in Florida?
3-day written notice to pay or vacate, excluding Saturdays, Sundays, and court-observed legal holidays, substantially in the statutory form. (Fla. Stat. § 83.56(3))
How much notice is required to evict for a lease violation in Florida?
Curable violations: 7-day notice to cure (repeat within 12 months allows eviction without another chance). Non-curable violations (e.g., intentional damage, continued unreasonable disturbance, and, from October 1, 2026, fraudulent entry of the unit using false identity statements, forged documents or impersonation): 7-day notice to vacate with no cure. (Fla. Stat. § 83.56(2); § 817.537; ch. 2026-143, Laws of Fla.)
Can a landlord change the locks or shut off utilities in Florida?
Landlord may not interrupt utilities (water, heat, light, electricity, gas, elevator, garbage, refrigeration), change locks or use a bootlock, remove doors/windows/locks, or remove the tenant's property except after surrender, abandonment, or lawful eviction. Tenant recovers the greater of actual and consequential damages or 3 months' rent, plus costs and attorney's fees. (Fla. Stat. § 83.67)
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.