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 first serve the correct notice and let it expire (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: Palm Beach County Clerk of the Circuit Court & Comptroller, with the Sheriff (PBSO) enforcing the writ.
- Local wrinkle: West Palm Beach has its own notice ordinance. The wrong notice period can invalidate the case, so confirm before serving.
Every Week of Delay Is Another Mortgage Payment
The fastest Palm Beach County eviction is one filed correctly the first time. Talk to an attorney who files these every week.
The Palm Beach County eviction timeline, stage by stage
The total time depends almost entirely on one thing: whether the tenant files a response. The pre-filing notice period and the court's calendar add the rest. Here is what an uncontested case looks like in Palm Beach County.
| Stage | Typical Timing |
|---|---|
| Serve the notice and let it expire | 3 business days for a nonpayment notice (excludes weekends and holidays) |
| File with the Palm Beach 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. From there the court sets a hearing or trial, and the timeline stretches.
In Palm Beach County, the delay that catches landlords off guard is usually not the court. It is the notice. West Palm Beach adopted Ordinance No. 5007-22, requiring 60 days' written notice before terminating a residential tenancy or raising rent by more than 5%. Florida's 2023 statewide preemption law (Section 83.425) was meant to standardize notice rules and nullify conflicting local ordinances, and the Palm Beach County ordinance (2022-027) was repealed in September 2023 in response, but the city-level West Palm Beach ordinance was adopted separately and its status is less settled.
The implication: serving a 30-day notice when 60 days is required, or the reverse, can invalidate the eviction complaint and force you to start over, adding weeks. This is the single most common avoidable delay in a Palm Beach County eviction, and it is exactly the kind of thing to confirm with an attorney before serving anything.
What can speed it up, and what slows it down
What keeps a Palm Beach County eviction fast: serving the correct notice for the correct property and tenancy, 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, the wrong notice period for the municipality, 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 Palm Beach 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 Palm Beach County Sheriff charges a writ of possession fee of $90. The full breakdown is on our Florida eviction page.
Filing an eviction in Palm Beach County?
The firm has a West Palm Beach office 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 Palm Beach 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 Palm Beach 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 Palm Beach County?
Serve the correct notice for the exact amount and the correct municipality, 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 or wrong-period notice.
Where are eviction cases filed in Palm Beach County?
Eviction complaints are filed with the Palm Beach County Clerk of the Circuit Court & Comptroller in the County Civil Division. Writs of possession are enforced by the Palm Beach County Sheriff's Office.
Does West Palm Beach have its own notice rules?
West Palm Beach adopted Ordinance No. 5007-22 requiring 60 days' written notice before terminating a residential tenancy or raising rent by more than 5%. Florida's 2023 statewide preemption law (Section 83.425) and the repeal of the county ordinance complicate which rule applies, so landlords should confirm the correct notice period before serving.
How much does an eviction cost in Palm Beach 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 Palm Beach 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.