How many days notice must a landlord give before eviction in Florida?

For nonpayment of rent, a landlord must give the tenant a 3-day notice to pay rent or vacate. The 3 days do not include Saturdays, Sundays, or legal holidays.

What must be included in a Florida 3-day notice?

A valid Florida 3-day notice must include: the tenant name, property address, the exact amount of rent owed, a demand to pay or vacate, and the landlord or agent name and address for payment.

How do you serve a 3-day notice in Florida?

A Florida 3-day notice can be served by delivering it to the tenant personally, by leaving it at the premises, or by posting it on the door and mailing a copy.

What happens after the 3-day notice expires in Florida?

If the tenant does not pay or vacate after the 3-day notice period expires, the landlord can file an eviction complaint in county court to begin the formal eviction process.

Florida 3-Day Notice to Pay or Vacate | Free Template

Florida Landlord-Tenant Law — Fla. Stat. 83.56

What is a Florida 3-Day Notice?

A Florida 3-Day Notice to Pay Rent or Vacate is the required written demand a landlord must serve on a tenant before filing an eviction for nonpayment of rent. It is governed by Florida Statute 83.56(3) and is the mandatory first step in the eviction process.

The notice gives the tenant three business days to either pay all rent owed or vacate the property. If the tenant does neither, the landlord can immediately file an eviction complaint in county court.

Critical warning: A defective 3-day notice will get your eviction case dismissed. Common errors include wrong rent amounts, missing landlord information, incorrect service method, and counting weekends or holidays in the 3-day period. FLA Evictions prepares and reviews every notice before service.

Florida 3-Day Notice Requirements

Under Florida law, a valid 3-day notice must include all of the following:

✓Full name of the tenant or tenants as they appear on the lease
✓Full address of the rental property including unit number
✓The exact amount of rent owed — not estimated, not rounded
✓The period for which rent is owed
✓A demand to pay the stated amount or vacate within 3 days
✓The name and address where rent can be paid
✓Landlord or authorized agent signature

Important: The 3-day period does not include Saturdays, Sundays, or legal holidays. For example, if you serve on a Friday, day 1 is Monday — not Saturday.

How to Serve a 3-Day Notice in Florida

Florida Statute 83.56(4) allows three methods of service:

1 Personal delivery — Hand the notice directly to the tenant. This is the preferred and strongest method.
2 Left at the premises — If the tenant is absent, leave the notice at the rental unit in a conspicuous place such as on the front door.
3 Posting and mailing — Post the notice on the door and mail a copy to the tenant at the property address.

Always document service. Write down the date, time, method, and who was present. FLA Evictions provides a service affidavit with every notice to ensure proper documentation for court.

Free Florida 3-Day Notice Template

✓ Attorney Reviewed

This template complies with Florida Statute 83.56. Fill in the bracketed fields. Do not alter the legal language. For complex cases or commercial properties, contact FLA Evictions before serving.

Three-Day Notice to Pay Rent or Vacate

State of Florida

Date: Date notice is prepared

To: Full name(s) of all tenants on lease
Address: Full rental property address including unit number, City, FL ZIP

You are hereby notified that you are indebted to the undersigned landlord in the amount of $amount of unpaid rent, for the rent and use of the premises located at rental property address, City, Florida, ZIP, now occupied by you.

You are required to pay the said rent in full or to vacate said premises within three (3) days (excluding weekends and legal holidays) from the date of delivery of this notice, to wit: on or before date 3 business days from service date.

Rent payment is to be delivered to:

Name: Landlord or authorized agent name
Address: Address where rent payment is accepted
Phone: Landlord contact phone number

If you fail to pay the rent in full or vacate the premises within the time specified in this notice, legal proceedings will be instituted against you to recover possession of the premises, damages, and court costs.

Landlord or Authorized Agent:

Signature

Printed Name

Date

Title (Owner / Authorized Agent)

Not sure if your notice is correct?
FLA Evictions prepares and reviews every 3-day notice before service — included in our flat fee. A defective notice restarts the clock and costs you weeks.

Have Us Prepare It →

What Happens After the 3-Day Notice?

Once the 3-day period expires and the tenant has not paid or vacated, the landlord can file an eviction complaint in county court. FLA Evictions files on the first business day the notice period expires — we do not wait.

1Day 1-3: Tenant has 3 business days to pay all rent owed or vacate
2Day 4: FLA Evictions files eviction complaint in Miami-Dade or Broward County Court
3Day 5-7: Court issues summons — tenant is served and has 5 days to respond
4If no response: We move for default judgment and writ of possession
5Writ issued: Sheriff posts 24-hour notice and removes tenant if they have not left

Common 3-Day Notice Mistakes That Kill Evictions

✗Wrong rent amount — including late fees, utilities, or other charges in the rent figure
✗Counting weekends and legal holidays in the 3-day period
✗Wrong tenant name — using nickname instead of full legal name on lease
✗Missing or incorrect payment address
✗Improper service — texting or emailing instead of proper statutory service
✗No documentation of when and how the notice was served
✗Serving during an active lease renewal or grace period

FLA Evictions

Have us prepare your 3-day notice

We prepare the correct notice, review it for compliance, and file your eviction the day the notice period expires. Flat fee. Landlord-only.

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Florida 3-Day Notice Facts

⚡3 days does not include weekends or legal holidays
⚡Governed by Florida Statute 83.56(3)
⚡Rent amount must be exact — no late fees included
⚡Service must be documented for court
⚡A defective notice requires restarting the process
⚡Filing can begin day 4 after notice expires

Common Questions

Florida 3-Day Notice FAQ

How many days notice must a landlord give for nonpayment of rent in Florida?

For nonpayment of rent, Florida law requires a 3-day notice. The 3 days do not include Saturdays, Sundays, or legal holidays under Florida Statute 83.56(3).

Can I include late fees in the amount on the 3-day notice?

No. The 3-day notice must state only the exact unpaid rent amount. Including late fees, utilities, or other charges makes the notice defective and your eviction will be dismissed.

What if the tenant pays part of the rent after the notice?

If you accept partial payment, you may waive your right to evict for that period. You should not accept any payment after serving the notice without consulting an eviction attorney first.

Can I text or email the 3-day notice to the tenant?

No. Florida law requires physical delivery — in person, left at the premises, or posted and mailed. Text and email do not satisfy the statutory service requirements.

What if my tenant ignores the 3-day notice?

Once the 3 days expire, you can immediately file an eviction complaint in county court. FLA Evictions files on day 4 — the first business day after the notice period ends.

Does the 3-day notice apply to commercial evictions?

Commercial evictions have different notice requirements depending on the lease terms. A commercial landlord should review the lease carefully and consult with an eviction attorney before serving any notice.

Do I need an attorney to prepare a 3-day notice in Florida?

You are not legally required to use an attorney, but a defective notice will get your eviction dismissed and restart the clock. FLA Evictions prepares every notice as part of our flat fee eviction service.

How do I count the 3 days correctly?

Start counting from the day after service — not the day you serve. Skip Saturdays, Sundays, and all Florida legal holidays. The notice expires at the end of the third business day.