The Eviction Process

There is a standard eviction process that must be followed in order to properly remove a tenant, collect past-due rent, or enforce a breach of a lease. The process is described in more detail below the chart.

Eviction Process

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    We post a 3-day notice on the property in question that the Tenant (defendant) is in possession of if you haven't already posted one. If there's no response to the 3-day notice, we file a 5-day Summons (aka the landlord's formal complaint with the court) with the court and the Tenant (each Tenant if more than one) is served in person by a county deputy sheriff or Florida certified process server.

    After being served, the Tenant then has five days excluding Saturdays, Sundays and Florida legal holidays to file an answer with the Court. An answer with the Court is a Tenant's chance to give his response, his contest, his rebuttal, his case and his reasoning to the court. The possible responses from the Tenant would be agreeing to pay the overdue money, agreeing to vacate the property, or agreeing to fix the breach of contract. There are specific forms that need to be filled out and certain actions that need to be taken by the Tenant in order to "answer" the Summons correctly..

    If the Tenant fails to file a response to the Summons within the five-day filing period, and/or fails to deposit the full amount of the rent due into the registry of the court, we file more paperwork with the court and the judge enters a Final Judgment for Past Due Rents in favor of the landlord.

    If the Tenant responds to the Summons within the five-day filing period a court hearing is set. Additional attorney fees will apply in order for the attorney to represent you. Please see pricing page.

    If the Tenant does not vacate after Final Judgment has been entered, the Sheriff of the county will remove the Tenant(s) after Writ of Possession is obtained from the County Clerk.

    That completes the Eviction Runners eviction process.

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