Experienced Landlord-Tenant Disputes
Experienced representation for landlords and tenants — residential and commercial.
Disputes between residential landlords and tenants are among the most common — and most consequential — real estate matters that Florida courts handle. Florida's Residential Landlord and Tenant Act (Chapter 83, Florida Statutes) governs the rights and responsibilities of both parties and sets out specific procedures that must be followed. We represent both landlords and tenants in residential and commercial disputes throughout South Florida.
For tenants, their home is not simply a legal matter — it is their family's stability and security. For a landlord, a rental property is a significant investment that must be protected. We bring equal dedication to both sides of the equation, whether the dispute involves residential housing or a complex commercial lease.
Commercial landlord-tenant disputes require an even deeper level of knowledge. Commercial leases are heavily negotiated contracts — often running dozens of pages — with terms that can dramatically affect the rights and remedies available to each party. Unlike in residential tenancies, commercial tenants have far fewer statutory protections, making the lease itself the primary document governing both parties' rights.
3 Days
Required notice before filing for eviction
Nonpayment of rent requires a proper 3-day notice. Using the wrong form or method of service can invalidate your entire eviction and cost weeks.
15–30 Days
Deadline to return a security deposit
Florida law imposes strict deadlines on landlords — missing them forfeits the right to make any deductions from the deposit.
Ch. 83
Florida's Residential Landlord-Tenant Act
Both parties have specific statutory rights that courts enforce strictly — ignorance of the law is no defense in these proceedings.
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What We Can Help With
— THE PROCESS
How Florida Eviction Proceedings Work
Serve the required pre-suit notice
For nonpayment, Florida law requires a proper 3-day notice. For lease violations, a 7-day notice. The form, content, and method of service must comply strictly with Chapter 83 — any defect can restart the clock.
Wait for the cure period to expire
The tenant has the right to cure certain violations or pay the outstanding rent within the notice period. If they comply, the grounds for eviction are eliminated and the process must restart if a new default occurs.
File the eviction complaint in county court
If the tenant does not cure or vacate, the landlord files a complaint for eviction along with the required filing fees, the notice, and the lease. Any defect in these documents will delay the proceeding.
Serve the tenant with the complaint
The tenant must be formally served with the eviction complaint. Florida allows personal service or posting-and-mailing for residential evictions. The method matters — improper service is a common defense.
Obtain judgment and writ of possession
If the tenant does not file a response, a default is entered. If they respond, a hearing is scheduled. After the final judgment, a writ of possession is issued and the sheriff enforces the removal.
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Florida Eviction Law Is Strictly Procedural
Florida's eviction procedures are time-sensitive and procedurally exacting. A landlord who skips a required step — or a tenant who misses a critical deadline — can lose important rights. We handle every procedural requirement correctly from the start, from drafting legally compliant pre-suit notices through prosecuting or defending an eviction action. Whether you are a residential tenant facing eviction or a commercial landlord enforcing a multi-page lease, we bring the same thoroughness and commitment to your matter.
— COMMON QUESTIONS
Frequently Asked Questions
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