Free downloadable eviction notice forms for Florida landlords. Prepared by FLA Evictions -- landlord-side eviction attorneys serving Miami-Dade, Broward, and Palm Beach County. Use these forms to start the process. Contact us when you are ready to file.
Before you can file an eviction in Florida, you must serve the correct written notice on your tenant. The type of notice depends on the reason for the eviction. Using the wrong notice, putting the wrong amount on it, or serving it incorrectly can result in case dismissal and require you to start over.
These forms are provided free of charge as a resource for Florida landlords. If you are unsure which notice applies to your situation, or want us to prepare and review your notice before it is served, contact FLA Evictions before you act.
These forms are provided for informational purposes and do not constitute legal advice. A defective notice can result in dismissal of your eviction case. If you are unsure which form to use, how to complete it, or how to serve it correctly, call FLA Evictions at (954) 625-9124 before serving any notice. We prepare and review notices for landlords throughout Miami-Dade, Broward, and Palm Beach County.
This is the most common eviction notice in Florida. Use this form when your tenant has failed to pay rent. Serve it as soon as the tenant is past due. Once the notice expires without payment or compliance, you can engage FLA Evictions to file the eviction complaint.
The notice must state the exact amount of rent owed. Do not include late fees, utility charges, or any other amounts unless your lease specifically authorizes adding them to the notice. A notice with the wrong amount is defective and will result in case dismissal.
Use this form when the tenant has violated a lease term that can be corrected -- such as unauthorized pets, unauthorized occupants, excessive noise, or other curable violations. The notice gives the tenant 7 days to fix the violation or vacate.
If the tenant cures the violation within 7 days, the eviction cannot proceed for that notice cycle. If the same violation is repeated within 12 months, the tenant is subject to termination without further warning. Before filing for eviction after this notice expires, gather documentation of the ongoing violations: photographs, videos, police reports, code violation records, or sworn witness statements.
Use this form when there is no current fixed-term lease and the tenant is on a month-to-month tenancy. This notice must be served at least 30 days prior to the beginning of a new monthly rental period.
Example: If rent is due on the 1st of each month and you want to terminate the tenancy effective October 31st, you must serve the notice no later than October 1st. Once the notice expires without the tenant vacating, FLA Evictions can file the holdover eviction.
Note: Section 8 / Housing Choice Voucher tenants require a minimum 60-day written notice under HUD regulations before termination, regardless of whether the tenancy is month-to-month.
Use this form when you do not intend to renew the lease with your current tenant. Best practice is to check your lease before serving this notice -- some leases contain automatic renewal provisions or specific non-renewal notice requirements.
If no notice requirement is specified in the lease, serve this notice well before the lease expiration date. If the tenant remains after the lease expires without a notice of non-renewal having been served, and you accept rent after expiration, you may have created a month-to-month tenancy. Once the lease expires and the tenant does not vacate, FLA Evictions can file the holdover eviction.
Use this form when the tenant is on a week-to-week tenancy and you want to terminate it. This notice must be served at least 7 days prior to the beginning of the next weekly rental period. Once the notice expires without the tenant vacating, FLA Evictions can file the holdover eviction on your behalf.
Use this form when there is no commercial lease in place and the tenant is on a month-to-month commercial tenancy. Review any expired commercial lease before serving this notice to check for additional service or timing requirements.
This notice must be served at least 15 days prior to the beginning of the next monthly rental period. Once the notice expires without the tenant vacating, FLA Evictions can file the commercial eviction in the appropriate Florida court.
Use this form when a commercial tenant has violated their lease agreement. The notice gives the tenant 15 days to cure the violation or face termination of the tenancy. Consult your commercial lease before serving this notice -- some leases have additional notice requirements or time frames.
Before filing for eviction after this notice expires, gather evidence of the violations that were not cured: photographs, videos, official documentation such as police reports, code violation records, or sworn witness testimony. FLA Evictions handles commercial evictions in Miami-Dade, Broward, and Palm Beach County courts.
Use this form after the tenant vacates if you intend to keep all or part of the security deposit to cover damages beyond normal wear and tear. Florida Statute 83.49(3) imposes strict deadlines that landlords must follow or forfeit the right to retain any portion of the deposit.
Critical deadlines under Fla. Stat. 83.49(3):
Use this form when a tenant vacates the property (before a Final Judgment and Writ of Possession) and leaves personal property behind. Do not dispose of a tenant's abandoned belongings without serving this notice first.
Under Florida law, if FLA Evictions obtained a Final Judgment and Writ of Possession on your behalf and the sheriff executed the writ, you may move belongings to the property line without liability. But if the tenant voluntarily vacated before a writ was executed, this notice is required before disposing of any property left behind.
A 3-Day Notice to Pay or Vacate is the required written notice a landlord must serve on a tenant before filing an eviction for nonpayment of rent. Under Florida Statute 83.56(3), the notice must state the exact amount of rent owed, exclude late fees, and give the tenant three business days (excluding weekends and legal holidays) to pay in full or vacate. A notice with any error -- wrong amount, improper service, wrong day count -- is defective and results in case dismissal.
Use a 3-day notice when the tenant has failed to pay rent. Use a 7-day notice to cure when the tenant has violated a lease term -- unauthorized pets, unauthorized occupants, excessive noise, or similar curable violations. Do not use a 3-day notice for a lease violation situation. Using the wrong notice type results in dismissal and requires starting over.
Do not count the day of service. Do not count Saturdays, Sundays, or Florida legal holidays. If you serve the notice on a Friday, Day 1 begins the following Monday. The notice cannot expire on a weekend or holiday. If you use a PO Box as your landlord address, add 5 additional calendar days. If your property is in certain counties and you live in a different county, add 5 additional calendar days. See the instructions included with the 3-day notice form for the full list of applicable counties.
No, unless your lease specifically authorizes including late fees in the notice amount. The standard rule under Florida law is that the notice must state only the amount of rent owed -- not late fees, utilities, or other charges. A notice that overstates the amount is defective. Courts will dismiss the eviction and require the landlord to re-serve a corrected notice.
Once the notice period expires without payment, cure, or vacating, you can file the eviction complaint in the appropriate Florida county court. Contact FLA Evictions at this point and we will file the complaint, handle the court process, and pursue the Writ of Possession on your behalf. Flat fee. No hourly billing.
Florida law does not require a lawyer to prepare or serve an eviction notice. However, notice errors are the single most common cause of eviction case dismissal. A wrong amount, a wrong date, improper service, or the wrong notice type all result in dismissal and require starting over -- costing weeks of additional time and lost rent. FLA Evictions prepares notices for landlords throughout Miami-Dade, Broward, and Palm Beach County on a flat fee basis.
Once your notice expires, we take over. We prepare the eviction complaint, file in the correct county court, handle the hearing, and obtain the Writ of Possession. Flat fee. Landlord side only. No surprises.
Serving Miami-Dade, Broward, and Palm Beach County