The eviction desk for Florida property managers and portfolio owners. Every county, every circuit, court holidays included.
Answer three questions. We count the days under Florida Statute 83.56(3), excluding weekends and the statewide court-holiday calendar. Your county is recorded so an attorney can confirm any local clerk closures before you rely on the date.
This tool is informational only, it is not legal advice and does not create an attorney-client relationship. Results depend on your specific facts. An incorrectly calculated or served notice can restart the entire notice period. Florida Statute §83.56(3). Accurate as of July 2026, laws change, verify before relying on any computed date.
Subsidized tenancies (Section 8 vouchers, project-based Section 8, public housing, and other HUD programs) carry federal notice rules that overlay Florida law. Notice content, required copies to the housing authority, and applicable periods differ by program, and a defective notice in these cases is routinely fatal because these tenants, and their legal-aid counsel, do contest them.
This is what we do. HUD-program evictions are handled flat fee $1,750, contested work at $350/hour.
See HUD / Section 8 pricing →If you manage a single rental, almost any firm can file for you. The problems below only appear at volume, and they are the ones that actually cost you money.
Portfolios rarely sit in one county. Instead of a different firm, a different fee, and a different process in each circuit, every file runs through one desk that already knows your properties, your leases, and your owners.
A notice served on the wrong count, for the wrong amount, or in the wrong form restarts the clock. At one file a year that is an annoyance. At forty it is weeks of aggregate vacancy loss, which dwarfs any difference in attorney fee.
If any part of your portfolio is Section 8, project-based, or public housing, federal rules overlay Florida law and those tenants have counsel who contest. That is the work most firms decline. It is a practice line here.
If you manage doors, the problem with a teaser rate is not that it is low, it is that you cannot forecast it. Costs land after the fact, they vary by county and service method, and every file reconciles differently. One all-in number per file means your owner statements and your operating budget hold.
Flat, all-inclusive. Court filing costs and sheriff's service fees are already in this number. Uncontested residential evictions, up to two adult tenants.
Full pricing details →Federal program overlay work most firms won't touch. Contested phase billed at $350/hour, stated up front, no surprises.
Discuss your HUD case →Every active file in one place, in real time. When you are running eight evictions across four counties, status lives on a screen you control instead of in a voicemail you are waiting on.
Client Portal →| Why a teaser rate will not reconcile | Lands after the file opens |
|---|---|
| Advertised starting attorney fee | $550 and up |
| + Court filing fee | $185.00 |
| + Summons issuance fee | $10.00 |
| + Electronic filing convenience fee | $5.00 |
| + Service by sheriff (slowest) | $40.00 |
| + Service by private process server (fastest) | Varies by county |
| + Writ of possession, sheriff's fee | $90.00, always |
| + Overnight delivery (FedEx Priority) | $22.00 |
| Real total | $352 in costs alone on sheriff service, on top of the attorney fee, and the variance is per file. Across a portfolio running evictions all year, that is a line you cannot forecast and cannot pass through cleanly to an owner. |
An uncontested residential eviction for nonpayment of rent typically runs 3 to 5 weeks from notice to writ of possession, assuming the 3-day notice is served correctly and the tenant does not contest. Contested cases, and any HUD or subsidized-housing tenancy, take longer.
No. Under Florida Statute 83.56(3), the day of service does not count, and weekends and legal holidays observed by the clerk of court in that county do not count toward the three days. This is the single most common mistake landlords make when calculating their own notice.
Yes, but federal rules overlay Florida's eviction statute depending on the program, housing choice voucher, project-based Section 8, or public housing, each with different notice content and service requirements. See our HUD / Section 8 flat-fee service for how we handle these.
Court filing costs and sheriff's service fees for a standard uncontested residential eviction, up to two adult tenants. Contested matters, counterclaims, appeals, and damage claims are quoted separately.
Yes. Steven C. Fraser is licensed in the District of Columbia and represents DC landlords in Landlord Tenant Court under D.C. Code §42-3505.01 and related notice requirements.
Yes, Florida law permits self-service, but a defective notice, wrong amount, wrong counting method, wrong form, can restart the entire notice period and delay your case by weeks. Our calculator computes the deadline correctly; our $1,499 flat fee handles the entire filing if you'd rather not risk it.