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STEP 1 - RESIDENTIAL EVICTION - POST YOUR 3 DAY NOTICE
Residential Eviction - Costs and Information
Base Possession Eviction
Uncontested Eviction-
Client Pays all out of pocket costs
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Includes All Paperwork for Uncontested Possession Eviction
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Complaint will include unpaid rent damages count in the event you choose to proceed with claim for monetary judgment
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Add't Fee for Certain Jurisdictions (Counties)
Contested Eviction
If Tenant Files Response/Answer/Defends Case-
Flat Fee for Appearance at Mediation
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Flat Fee for Appearance at Hearings
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Flat Fee for Appearance at Eviction Trial
Monetary Judgment for Unpaid Rent
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Reduced Hourly Rate for Unpaid Rent Damages Judgment
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Not include deposit dispute, or other property damage claims (standard hourly rates apply)
Frequently Asked Questions
Simple answer is, it depends. The entire eviction process could be as quick as 10 days, or it could last a month or longer.
There are certain time periods that are fixed by the rules of procedure and Florida Law. For example you need to post a 3 day notice and only after 3 business days, if the tenant still does not pay, can you start the eviction process.
After you file your case, and serve the tenant, the tenant has 5 business days to respond to the complaint.
In the simplest evictions, an uncontested eviction, only after the 5 days has expired, and if the tenant does not respond you can ask the court to issue a default and for a writ of possession.
Contested evictions are usually take longer. The Court may order a mediation to occur, or set the case for a final hearing. With contested evictions, there are too many possibilities for a simple answer.
However, generally, for the tenant to even be permitted to defend the case and “buy time” Florida Law requires the tenant to deposit disputed rent amounts into the Court Registry. If the amount due is disputed, the Court may set a hearing to determine the rent to be deposited.
When the Court sets a hearing, of any type, it usually provides the parties at least 10 days notice, which delays an ultimate resolution.
There are generally 2 components to expenses with an eviction.
- The Attorneys Fees for the attorney’s work, AND
- Costs – amounts paid to others as a part of the eviction process (clerk filing fees, clerk summons fees, process server and courier fees, etc.)
We have a straight forwarding pricing model. $525 flat fee for the base eviction fee (uncontested), plus
$200 flat fee for each hearing, mediation, trial we attend.
Costs including clerks fees, and process server fees are generally around $580.
A typical eviction is as follows:
$525 Base Fee
$300 Fee to Attend One Hearing or Mediation
$295 Filing Fees
$260 Process Server (for initial service fees, to deliver writ of possession, and to layout fees for Writ of Possession $90)
TOTAL $1280.00
Typical Range: $1000-1500 Total Fees and Costs
Always read the fine print and terms.
Usually ultra low offers i.e. $195 for uncontested evictions, impose an hourly rate in the event the eviction is contested (even possession only evictions.) Since most evictions are contested in some form or another, those other firms know that their fees will not be limited to $195, but they will start billing you at an hourly rate.
We do not bill hourly rates for contested possession evictions.
We charge a base rate ($525) for all evictions whether contested or not, and then have flat rates ($200) per hearing, trial, or mediation for contested events.
There are no surprises in our billing.
Even more, we pride ourselves in providing quality legal services and to quickly respond same day (if not within the hour) to move the next step of your eviction forward.
The Eviction process is similar to a game of hot potato. To move an eviction forward we always need to get your case to the next step. When its our turn to act, we act fast, motions for default our filed at the earliest possible time, we respond to the court and motions as quickly as possible so that we are not the ones contributing to the length of time your case takes to finish.
If you own the property in your individual name (not as a corporation or LLC) you can file your eviction pro se, or without an attorney. However, you should have some familiarity with the Court system to do this, or this could be a longer and painful process than it would otherwise be with an experienced attorney.
Under Florida Law, Corporate Entities, including LLC’s, need an attorney to represent them in Court.
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Filing Fee $185
Clerk of Court's Fee for Filing Eviction Case. Court also adds a nominal convenience fee.
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Clerk's Fee for Issuance of Summons (per Summons) $10
Generally each named Defendant plus another summons for "all others in possession" may be required. Additional summons may need to be issued for posting summons or personal service.
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Service of Process $120.00*
Cost for a process server to server summons on Defendant, or post summons on property as permitted by law. Also for Courier Services related to evictions, to Sheriff. *Varies depending on services required by each case.
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Writ of Possession $90.00
Fee charged by the Sheriff to execute a Writ of Possession.
Information to Start Eviction
- Copy of the Lease - even if expired or extended (if available)
- Copy of the Three Day Notice You Posted - (Required for Non-Payment Evictions)
- Simple Ledger showing amount of Rent Unpaid and Other Non-Rent Amounts due (Optional)
- Copy of Tenant ID or D.O.B for Non-Military Certification Lookup (Optional)
Articles and Information Related to Evictions
Key Differences Between Commercial & Residential Evictions in Florida
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7-Day Notice for Incurable Lease Violations in Florida: A Guide for Landlords
As a Florida landlord, you may encounter situations where a tenant commits a serious lease violation that cannot be cured. In these cases, Florida law allows landlords to terminate the tenancy immediately with a 7-day notice for incurable violations under Florida Statutes § 83.56(2)(a). This guide explains what qualifies as an incurable violation, how to properly serve notice, and provides a free downloadable notice template for landlords.
Understanding Florida’s Eviction Notices: Which One to Use and When
As a landlord in Florida, knowing which eviction notice to serve—and when—is crucial for a smooth and legally compliant eviction process. Serving the wrong notice or failing to follow the proper procedures can lead to costly delays or even dismissal of your eviction case. This guide breaks down the different types of eviction notices in Florida, their
How Long Does an Eviction Take in Florida? Timeline and Key Factors
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A Landlord’s Guide to Florida Evictions: Process & Pitfalls
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How to Fill Out a 3-Day Notice for a Florida Residential Eviction
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uBroward County Landlord Eviction Attorney – Fast & Effective Tenant Evictions
Are you a landlord struggling with a non-paying tenant or lease violation in Broward County, Florida? At Douglas Firm, we specialize in residential and commercial evictions, ensuring landlords regain possession of their properties quickly and legally.
With over 17 years of experience, we have successfully handled evictions for landlords, property managers, and real estate investors across Fort Lauderdale, Hollywood, Plantation, Coral Springs, and all of Broward County.
Landlord Evictions in Broward County – How We Help
We provide full-service eviction representation, including:
- 3-Day and 7-Day Notices – Properly drafted notices that comply with Florida law.
- Unlawful Detainer & Ejectment Actions – For tenants without a lease or unauthorized occupants.
- Residential Evictions – Non-payment, lease violations, holdovers.
- Commercial Evictions – Tenant breaches, lease terminations, and unlawful possession.
- Court Representation – Filing eviction lawsuits and obtaining Final Judgment of Possession.
- Writ of Possession – Ensuring law enforcement removes the tenant promptly.
Broward County Eviction Process for Landlords
The Florida eviction process requires strict compliance with legal procedures. Our team ensures that landlords follow Florida law while removing tenants as fast as possible. The basic process includes:
- Serving the Tenant Notice – A 3-Day Notice for non-payment or a 7-Day Notice for lease violations.
- Filing the Eviction Lawsuit – If the tenant fails to comply, we file the eviction complaint in Broward County court.
- Court Proceedings & Judgment – If the tenant contests, we represent you in court and obtain a Final Judgment of Eviction.
- Writ of Possession & Tenant Removal – We utilize the the Broward County Sheriff’s Office to remove the tenant legally.
Why Choose Douglas Firm for Your Landlord Eviction in Broward County?
✔ Fast Evictions – We act immediately to remove problem tenants.
✔ Experienced Attorneys – 17+ years of real estate & landlord-tenant law experience.
✔ Affordable Flat Fees – No hidden costs or delays.
✔ Commercial & Residential Evictions – We handle all types of landlord disputes.
✔ Serving All of Broward County – Including Fort Lauderdale, Hollywood, Pembroke Pines, and Plantation.
Get a Free Consultation for Your Broward County Eviction
If you’re a landlord in Broward County, Florida and need help with a tenant eviction, contact us today. Our eviction attorneys will handle everything from notice to removal, ensuring compliance with Florida law.
Broward County Eviction Attorney
Andrew Douglas is a Weston Eviction Attorney handling evictions and landlord-tenant, and all real estate litigation in Weston & Broward County.
Whether you are an small landlord with one or a few rental properties, or a manager of a multi-unit housing complex you will likely need to evict a tenant at some point in time. Failure to pay rent by the tenant costs the landlord valuable time and money and could have lasting effects when the rent money is used to cover the mortgage and other expenses for such property.
We offer streamlined eviction services, and will handle as much as permissible without the need for the owner or manager to do anything or otherwise prepare legal paperwork or show-up at hearings.
Most evictions are uncontested meaning that the tenant will not file paperwork or appear in opposition to the eviction filing. These are the quickest evictions but there are certain procedural and legal requirements to properly evict a tenant.
Contested evictions are when the tenant is challenging the landlord’s right to evict.
When non-payment of rent is the basis for an eviction the Court will require the tenant to place the disputed rent amount into the Court registry in order for the tenant to be permitted to challenge the eviction. If the tenant fails to place the disputed rent into the court registry the tenant cannot defend the eviction, and the court will issue a Writ of Possession, providing the landlord with possession of the property and legal removal of the tenant from the property.
The landlord may also proceed to obtain a money judgment for the amount in back rent or other damages owed.