Quick Answers
- Uncontested: About 4 to 5 weeks from filing to the tenant's removal, if the tenant does not respond.
- Contested: 6 weeks to several months, depending on the defenses the tenant raises.
- Before filing: You must serve the correct notice and let it expire first (a 3-day notice for nonpayment under Statute 83.56(3)).
- Tenant's response window: 5 business days after being served before the landlord can seek a default.
- Where it's filed: Broward County Clerk of Courts, County Civil Division, with the Sheriff (BSO) enforcing the writ.
- Statewide rules apply: Florida's 2023 preemption law (Section 83.425) standardized notice rules across the state, which simplifies what applies in most of Broward.
Every Week of Delay Is Another Mortgage Payment
The fastest Broward County eviction is one filed correctly the first time. Talk to an attorney who files these every week.
The Broward County eviction timeline, stage by stage
The total time depends mostly on whether the tenant files a response. The pre-filing notice period and the court's calendar account for the rest. Here is what an uncontested Broward County case looks like.
| Stage | Typical Timing |
|---|---|
| Serve the notice and let it expire | 3 business days for a nonpayment notice (excludes weekends and holidays) |
| File with the Broward County Clerk | Within a few days of the notice expiring |
| Tenant served, response window runs | 5 business days to file an answer |
| Default and final judgment (uncontested) | Days to a couple of weeks, depending on the court's calendar |
| Writ of possession issued and posted | Tenant gets 24 hours after the Sheriff posts the writ |
| Total (uncontested) | About 4 to 5 weeks |
Uncontested vs contested: where the time goes
| Factor | Uncontested | Contested |
|---|---|---|
| Timeline | 4 to 5 weeks | 6 weeks to several months |
| Tenant response | None filed within 5 business days | Any written response, even a handwritten note to the judge |
| Court appearances | Typically none required from the landlord | Hearings, possible trial |
| Risk without a lawyer | Moderate: paperwork errors cause delays | High: procedural mistakes can mean dismissal and paying the tenant's attorney fees |
Any written response from the tenant, filed within the 5-business-day window, makes the case contested. The court then sets a hearing or trial, and the timeline stretches.
The delay that catches Broward landlords off guard is almost never the court. It is a defective notice. The 3-day nonpayment notice has to demand the exact amount of rent due, no more and no less. Folding in late fees, utilities, or other charges as if they were rent can invalidate the notice, and a tenant's attorney will look for exactly that error.
The implication: a notice that is off by even a small amount can get the case dismissed, which means starting the entire sequence over with a corrected notice and losing weeks. Getting the notice right the first time is the cheapest insurance in the whole process, and it is where an attorney who files these constantly earns their fee.
What can speed it up, and what slows it down
What keeps a Broward County eviction fast: serving the correct notice, demanding the exact amount owed, filing promptly once the notice expires, and getting the tenant properly served. A clean, uncontested case moves on the court's expedited summary-procedure track under Florida Statute 83.59.
What slows it down: a defective notice, accepting partial rent after serving notice, errors in service, and any answer filed by the tenant. Each can add days or weeks, and a defective notice can reset the clock entirely.
What does a Broward County eviction cost?
The firm handles uncontested evictions on a flat $295 attorney fee, plus court costs. Court costs run about $185 for the filing fee plus a $10 summons (around $195 in practice for one tenant), with a process server fee on top. If the tenant has to be physically removed, the Broward County Sheriff charges a writ of possession fee of $90. The full breakdown is on our Florida eviction page.
Filing an eviction in Broward County?
The firm handles evictions throughout Broward County and has handled more than 35,000 eviction cases across Florida. Call 1 (877) 871-8300 or start your eviction online. Related reading: my tenant stopped paying rent and tenant won't leave after the lease ends.
Frequently Asked Questions
How long does an uncontested eviction take in Broward County?
About 4 to 5 weeks from filing to the tenant's removal, assuming the tenant does not file a response within the 5-business-day window. This is on top of the notice period that has to run before filing.
How long does a contested eviction take in Broward County?
A contested case typically runs from 6 weeks to several months, depending on the defenses the tenant raises and whether the case goes to a hearing or trial. Any written response from the tenant makes the case contested.
What is the fastest way to evict a tenant in Broward County?
Serve the correct notice for the exact amount owed, file promptly once it expires, and get the tenant properly served. A clean, uncontested case moves on the court's expedited summary-procedure track. The most common avoidable delay is a defective notice.
Where are eviction cases filed in Broward County?
Eviction complaints are filed with the Broward County Clerk of Courts in the County Civil Division. Writs of possession are enforced by the Broward County Sheriff's Office.
How much does an eviction cost in Broward County?
A flat $295 attorney fee for an uncontested case, plus court costs of about $185 for filing and a $10 summons (around $195 in practice), plus a process server. The Broward County Sheriff charges a $90 writ of possession fee if the tenant must be physically removed.
Can I speed up the process by changing the locks?
No. Self-help removal is illegal in Florida under Statute 83.59. Changing locks, shutting off utilities, or removing belongings can expose you to liability and ultimately slows you down. The only lawful path is through the court and a Sheriff-enforced writ of possession.
Does the firm handle Broward County evictions?
Yes. The firm represents landlords in residential and commercial evictions throughout Broward County and across Florida, and has handled more than 35,000 eviction cases.