One of the most common—and costly—mistakes landlords make in Florida eviction cases is miscalculating the 3-Day Notice deadline. Even a one-day error can invalidate the notice, forcing the eviction process to start over and delaying possession of the property.
To help landlords avoid that mistake, our firm has created a Florida 3-Day Notice Deadline Calculator, configured using Broward County court holidays.
👉 Access the Florida 3-Day Notice Deadline Calculator here:
https://douglasfirm.com/tenant-eviction/
Why the 3-Day Notice Deadline Matters in Florida
Under Florida law, a landlord must give a tenant three business days to pay rent after service of a 3-Day Notice. Those three days:
- Do not include the date the notice is served
- Do not include weekends
- Do not include court-recognized legal holidays
Because court holidays are often overlooked—especially around long weekends and holiday seasons—deadline miscalculations are one of the leading reasons eviction cases are delayed or dismissed.
What This Broward County 3-Day Notice Calculator Does
Our Florida 3-Day Notice Calculator removes guesswork by:
- Counting forward three business days from the entered date of intended service of the 3-Day Notice
- Automatically excluding weekends
- Automatically excluding Broward County court holidays
- Clearly identifying Business Day #3
- Explicitly instructing users to use Business Day #3 as the due date on the 3-Day Notice
- Providing a transparent, day-by-day breakdown of how the deadline was calculated
This tool is particularly useful for landlords managing multiple properties or serving notices near holidays.
Important Limitations to Understand
This calculator is based on Broward County court holidays and is intended for general informational purposes only. While many Florida circuits observe similar holidays, holiday schedules can vary by jurisdiction and may change from year to year.
More importantly, a correctly calculated deadline does not guarantee a valid eviction notice. Evictions are frequently delayed due to:
- Improper notice language
- Incorrect service methods
- Using the wrong notice for residential vs. commercial property
- Accepting partial rent after service
- Issues unique to commercial or multi-unit properties
The calculator assists with timing only and does not replace legal review.
Additional Florida Eviction Resources for Landlords
In addition to the 3-Day Notice Deadline Calculator, our firm provides a growing library of eviction resources for Florida landlords, including:
- Residential eviction guidance
- Commercial eviction strategy
- Eviction costs and timelines
- Common landlord mistakes that delay possession
- Guidance on when eviction may not be the best first step
You can explore these resources here:
👉 https://douglasfirm.com/tenant-eviction/
When to Speak With a Florida Eviction Attorney
If the rent balance is significant, the tenant is disputing amounts owed, or the property is commercial or multi-unit, having the notice drafted and served correctly at the outset often saves time and money.
Our firm routinely assists landlords and property managers throughout Florida with:
- Drafting and serving statutory eviction notices
- Filing residential and commercial evictions
- Handling contested cases and tenant defenses
- Coordinating possession and post-judgment enforcement
If you have questions about a 3-Day Notice, deadline calculation, or the eviction process, consulting with counsel before filing can help prevent costly delays.