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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
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:
Attorney’s Fees – the fee for our legal work on your case.
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.
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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)
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Tenant Eviction Attorney in Broward County | Douglas Firm
Removing a tenant is never easy — but with the right legal guidance, it can be handled swiftly and lawfully.
At Douglas Firm, we provide complete eviction services for residential and commercial landlords throughout Broward County and South Florida.
If you need a Broward Eviction Attorney to protect your property rights and guide you through every step of the eviction process, our firm is here to help.
Full-Service Tenant Eviction Representation
Evictions are governed by strict procedures under Florida law. Even small mistakes — such as using the wrong notice, misstating amounts owed, or failing to follow service rules — can cause costly delays.
Our firm provides comprehensive services for landlords, including:
Drafting and serving 3-day notices for nonpayment of rent
Drafting and serving 7-day notices to cure or terminate for lease violations
Preparing and serving termination notices for month-to-month tenancies
Filing eviction lawsuits for residential and commercial properties
Representing landlords in contested eviction hearings and trials
Coordinating final judgments and Sheriff’s removal of tenants
As a Broward Eviction Attorney, Douglas Firm ensures that every step — from the first notice to final possession — is completed properly and efficiently.
When it’s time to physically remove a tenant after a final judgment, we coordinate with the Broward Sheriff’s Civil Division, who handles enforcement of court orders in eviction cases.
Why Work with a Broward Eviction Attorney?
Many landlords attempt to handle evictions themselves — until something goes wrong.
With Douglas Firm, you benefit from:
Local Experience: We know the procedures, judges, and nuances of the Broward Clerk of Courts and Seventeenth Judicial Circuit.
Speed and Efficiency: Evictions are handled promptly to reduce losses.
Attention to Detail: Notices, complaints, and filings are tailored to the specifics of your lease and situation.
Risk Management: We anticipate tenant defenses and help avoid technical dismissal or counterclaims.
Cost-Effective Representation: We offer flat-fee structures for uncontested evictions.
When you work with a Broward Eviction Attorney at Douglas Firm, you receive strategic guidance designed to minimize downtime and maximize your recovery.
Common Tenant Defenses and Issues We Handle
Eviction cases are often straightforward, but tenants may raise defenses such as:
Claims of property defects (habitability issues)
Partial rent payments creating “waiver” arguments
Improper service of notice or complaint
Security deposit disputes
Requests for reasonable accommodations
A knowledgeable Broward Eviction Attorney knows how to respond to these tactics and keep your case moving forward.
Additionally, when verifying ownership and legal standing to file suit, we often rely on public records, including information available through the Broward County Property Appraiser (BCPA).
How the Eviction Process Works
If a tenant fails to comply with the lease, here’s how we typically proceed:
Serve Proper Notice: A 3-day notice for nonpayment or a 7-day notice for other breaches.
File the Eviction Complaint: If the tenant does not comply, we file your case with the Broward Clerk of Courts.
Obtain a Final Judgment: If uncontested, a quick judgment is entered. If contested, we litigate.
Enforce the Judgment: We coordinate with the Broward Sheriff’s Civil Division to lawfully remove the tenant.
Throughout each stage, you’ll have a dedicated Broward Eviction Attorney advising you and handling necessary court actions.
Contact a Broward Eviction Attorney Today
Protect your investment and avoid costly mistakes.
If you are dealing with nonpayment of rent, lease violations, or holdover tenants, Douglas Firm can help.
Speak with an experienced Broward Eviction Attorney today.