Residential & Non-Residential Evictions

The timeline for an eviction in Florida can vary depending on the circumstances, but in a typical residential eviction for nonpayment of rent, the process may take anywhere from 2 to 4 weeks.

Here’s a general breakdown:

• 3-Day Notice: You must first serve the tenant with a 3-day notice demanding payment of rent or possession of the property.

• Filing the Eviction: If the tenant doesn’t comply, you can file an eviction complaint in court.

• Tenant’s Response: The tenant has 5 business days to respond after being served.

• Court Action: If the tenant doesn’t respond or deposit rent into the court registry, you may quickly obtain a default judgment. If the tenant contests the case, it could take longer and possibly require a hearing.

• Writ of Possession: Once a judgment is entered, the clerk issues a writ of possession, and the sheriff typically posts a 24-hour notice before physically removing the tenant (which can take up 10 days from the 24 hour posting.)

While uncontested evictions can move quickly, any delays in service, tenant defenses, or court backlog can add time. We work diligently to move your case through the system as efficiently as possible.

There are generally two components to the cost of an eviction:

1. Attorney’s Fees – the fee for our legal work on your case.

2. Court and Service Costs – amounts paid to others as part of the process, including court filing fees, summons issuance, process server fees, and sheriff/courier charges.

We offer a straightforward pricing model:

• $525 flat fee for the base uncontested eviction.

• $300 flat fee for each hearing, mediation, or trial appearance.

• Court and service costs (e.g., filing fees, process server fees, sheriff fees) typically total around $580.

Here’s a typical example:

• $525 – Base Attorney’s Fee

• $300 – One Hearing or Mediation

• $250 – Clerk’s Filing Fees (approximately)

• $260 – Process Server and Writ of Possession Fees (includes layout fees)

Total Estimated Cost: $1,335.00
Typical Range: $1,000 to $1,500 (depending on whether the case is contested or requires multiple hearings)

We aim to resolve your case quickly and efficiently, keeping your overall expenses as predictable and reasonable as possible.

It’s important to read the fine print.

Many firms advertising ultra-low rates—such as “$195 for uncontested evictions”—often charge additional hourly fees the moment your case becomes even slightly contested, including common situations like a tenant filing a basic answer. Since many evictions involve at least some form of tenant response, those advertised low rates are often just a starting point, not the final cost.

We take a different approach.

• $525 flat base rate for all evictions—contested or uncontested.

• $300 flat rate per hearing, trial, or mediation appearance.

• No hourly billing for contested possession cases.

• No surprise charges.

We believe in straightforward, transparent pricing so you know what to expect from day one.

More importantly, we pride ourselves on providing responsive, high-quality legal service. We act quickly—often the same day, if not within the hour—to move your case to the next step. Think of the eviction process like a game of hot potato: delays happen when someone holds onto the file too long. When it’s our turn, we don’t sit on it. We file motions for default at the earliest opportunity, respond to court notices and tenant filings without delay, and make sure we’re never the reason your case is held up.

If the property is owned in your individual name, you can file the eviction pro se (without an attorney). However, unless you’re familiar with the court system, the process can be time-consuming and frustrating. Mistakes in the notice, service, or filings can lead to costly delays or even dismissal of your case.

If the property is owned by a corporation, LLC, or other business entity, Florida law requires that the entity be represented by a licensed attorney. Business owners cannot represent their company in court, even for a simple eviction.

Having an experienced attorney can help move your case forward faster and with fewer complications. Our firm handles everything from start to finish—drafting notices, filing complaints, attending hearings—and we act quickly to avoid unnecessary delays. We also offer flat fees and responsive communication, so you know exactly what to expect at every step.