How much notice does a Florida landlord have to give before evicting for nonpayment?

Fla. Stat. sec. 83.56(3) requires a 3-day notice to pay rent or quit. The 3 days run as business days. Florida courts require precise demand language; overstated amounts or missing required disclosures void the notice.

Can I include late fees in the amount demanded?

No. The demand must be for past-due rent only. Including late fees, utilities, repair charges, or other non-rent items in the demand is a defect that can void the notice. If the lease has a separate late-fee provision, those amounts are pursued separately.

What happens if I accept partial payment after serving the 3-day notice?

Accepting partial rent after serving the 3-day notice may waive the notice and require a fresh notice for the remaining balance. Florida courts have repeatedly voided unlawful detainer actions where the landlord accepted any portion of the rent demanded after the notice was served. Best practice: do not accept any payment during the notice period unless it is the full amount.

How is the 3-day notice served?

Florida authorizes service by personal delivery to the tenant, substituted service on a person of suitable age at the rental with a copy mailed, or post-and-mail (posting conspicuously at the rental and mailing a copy). Email, text, and social media are generally not statutory service methods.

Can the tenant pay after the 3-day period expires but before I file the unlawful detainer?

Yes. The landlord may accept full payment any time before filing the unlawful detainer, and the late payment cures the default. Once the unlawful detainer is filed, the tenant generally has the right to redeem (pay the full judgment amount including court costs) up until judgment is entered. After judgment, the right to redeem ends.

What if the rental property is in a city with rent control?

Local rent control or just-cause jurisdictions often impose additional procedural requirements on top of the state 3-day notice. They may require a separate notice-of-eviction filing with the local rent board, additional disclosure language in the notice, or longer cure periods. Verify with the local rent board before relying solely on state law.

How long is the full eviction process if the tenant does not pay?

After the 3-day notice expires, the unlawful detainer is filed. The tenant has 5-21 days to respond depending on Florida rules. If the tenant defaults, judgment can issue within 1-3 weeks. If contested, trial is set within 20-60 days. After judgment, the sheriff posts a notice to vacate before lockout. Total timeline: 30-90 days uncontested, 60-180 days contested.

⚖ Florida Eviction Forms: 3-Day Pay-or-Quit Notice Late Rent Notice Rent Increase Notice All Florida Forms

Free Florida 3-Day Notice to Pay Rent or Quit

The statutorily-required 3-day notice a Florida landlord must serve before filing eviction for nonpayment of rent. 3 business days, excluding weekends and judicial holidays under Fla. Stat. sec. 83.56(3). Built for Florida landlords.

Florida 3-Day Notice Fla. Stat. sec. 83.56(3) Free PDF 2026 Edition

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Free Florida 3-Day Notice to Pay Rent or Quit — overview

⏱3-DAY NOTICE PERIOD: Fla. Stat. sec. 83.56(3) gives the tenant 3 business days to pay rent in full or vacate, excluding Saturdays, Sundays, and judicial h