Quick Answers
- Uncontested: About 3 to 4 weeks from filing to final judgment. If a writ of possession is needed, it adds a few more days after judgment.
- Contested: About 4 to 6 weeks to get a final judgment, depending on the defenses and whether the court wants to set the case for hearing or not.
- Before filing: The correct notice must be served and allowed to expire, such as a 3-day notice for nonpayment under section 83.56(3).
- Tenant's response window: 5 days after service, excluding weekends and legal holidays.
- Where it is filed: Pinellas County Court in the Sixth Judicial Circuit, through the Pinellas County Clerk of the Circuit Court and Comptroller.
- Who enforces the writ: The Pinellas County Sheriff's Office, which posts the writ with 24 hours' notice. The sheriff's fee is $90.
- Local issue: After the 2024 hurricanes, many Pinellas disputes involve storm-damaged units, where section 83.63 can let a tenant end the lease or pay reduced rent.
Evicting a Tenant in Pinellas County?
We file evictions throughout Pinellas County and handle every step through the writ.
Landlords in St. Petersburg, Clearwater, Largo, and Pinellas Park follow the same Florida eviction statute as every other county, so the deadlines are fixed by law. What varies is where the delays come from: the notice, service of process, the court's calendar, and the writ. Pinellas also has a local wrinkle that has shaped many cases since the 2024 hurricane season: what happens to the tenancy when the unit itself is damaged. This guide lays out a realistic Pinellas County timeline stage by stage, the local issue landlords there run into most, and what the process costs. For the full statewide process, see the Florida eviction court process.
The Pinellas County Eviction Timeline, Stage by Stage
This is what an uncontested residential eviction for nonpayment typically looks like when the notice is correct and the tenant is served promptly.
| Stage | Typical timing |
|---|---|
| Serve the notice and let it expire | 3 business days for a nonpayment notice, excluding weekends and legal holidays |
| File with the Pinellas County Clerk | Within a few days after the notice expires |
| Serve the tenant with the summons | Typically 2 to 3 days if using a private process server; longer with the Sheriff |
| Tenant's response window | 5 days after service, excluding weekends and legal holidays |
| Default and final judgment | Days to a couple of weeks, depending on the court's calendar |
| Writ issued, posted, and executed | The Pinellas County Sheriff's Office posts the writ, and the tenant has 24 hours to leave |
| Total, uncontested | About 3 to 4 weeks to get a final judgment |
Uncontested vs. Contested in Pinellas County
| Factor | Uncontested | Contested |
|---|---|---|
| Timeline | About 3 to 4 weeks to get a final judgment | About 4 to 6 weeks to get a final judgment |
| Tenant response | None filed within 5 business days | Any written response filed with the court |
| Registry deposit | Not applicable | Required for any defense other than payment |
| Court appearance | Usually none for the landlord | Hearing is possible, and possibly mediation first |
A tenant who raises any defense other than payment must deposit the rent alleged due into the court registry within the 5-day window, under section 83.60(2). If the tenant does not, the defenses are waived and the landlord is entitled to an immediate default. See what happens in a contested eviction.
Before You File: Choosing the Right Notice
| Situation | Notice | Waiting period |
|---|---|---|
| Unpaid rent | 3-day notice to pay or vacate, section 83.56(3) | 3 business days |
| Curable lease violation | 7-day notice to cure, section 83.56(2)(b) | 7 days |
| Serious or repeated violation | 7-day notice without opportunity to cure, section 83.56(2)(a) | 7 days |
| Ending a month-to-month tenancy | 30-day written notice, section 83.57(3) | At least 30 days before the end of a rental period |
Storm-Damaged Units and Section 83.63
Pinellas County took heavy damage in the 2024 hurricane season, and many landlords there have dealt with units that were flooded or partly unusable. Florida's landlord tenant statute has a specific rule for that situation. Under section 83.63, if the premises are damaged or destroyed, other than by the tenant's wrongful or negligent acts, so that the tenant's enjoyment of the unit is substantially impaired, the tenant may terminate the lease and immediately vacate. Alternatively, the tenant may vacate only the part of the unit made unusable, and the rent is then reduced by the fair rental value of that part.
That rule changes how an eviction for unpaid rent plays out after a storm. A tenant who stopped paying because part of the unit was unusable may argue that the rent the landlord demanded was too high. Landlords in that position should do three things before serving a 3-day notice: document the condition of the unit with dated photographs, put any agreed rent reduction in writing, and make sure the notice demands only the rent actually owed under that arrangement. A notice that demands full rent for a unit the tenant could only partly use invites a defense and a motion to determine rent.
Storm damage also interacts with the tenant's separate right to withhold rent for a landlord's failure to maintain the unit. Under section 83.60(1)(b), a tenant who wants to withhold rent for that reason generally must first give the landlord written notice of the problem and wait 7 days. A tenant who skipped that step usually cannot rely on the condition of the unit as a defense, even after a storm. And Florida's statute does not require a landlord to provide temporary housing while repairs are made; the tenant's remedies are the ones in section 83.63, unless the lease says otherwise.
The statute also cuts the other way. If the damage was caused by the tenant's own negligence, section 83.63 does not apply, and the landlord's ordinary remedies for unpaid rent and damage remain available. Repairs themselves follow the normal access rules: at least 24 hours' notice, between 7:30 a.m. and 8:00 p.m., unless an emergency requires immediate entry.
What Speeds Up or Slows Down a Pinellas County Eviction
A Pinellas County eviction moves fastest when the notice demands only the rent owed with the correct deadline, the case is filed promptly once the notice expires, the tenant is served on the first attempt, and the landlord moves for default as soon as the response window closes. The common delays are a defective notice, accepting partial rent after serving notice, service problems, and a tenant answer the landlord does not test under the registry rule. A defective notice is the worst of these, because it can force the landlord to serve a new notice and start over.
The storm-damage rule is where Pinellas cases most often go sideways. A landlord who serves a standard 3-day notice for full rent on a partly unusable unit gives the tenant a ready-made defense, and the case can stall while the court sorts out how much rent was really owed.
The fix is paperwork before the notice: photographs, a written rent adjustment if one was agreed, and a notice that matches that agreement. It costs an afternoon and can save the landlord weeks.
Commercial Evictions in Pinellas County
Everything above describes residential evictions. Commercial tenancies in Pinellas County follow a different part of Chapter 83, Part I, with its own notice rules, and the lease terms carry much more weight: there is no statutory form for the notice, the parties can agree to different deadlines, and remedies such as distress for rent are available that do not exist in residential cases. Timelines and costs differ as a result, and a commercial landlord should not assume the residential steps apply. See how commercial evictions work in Florida for the details.
After the Writ
When the Pinellas County Sheriff's Office executes the writ, the tenant must be out. Under section 83.62, the landlord or the landlord's agent may then remove personal property left in the unit, and the landlord is not liable for that property, though documenting its condition is still wise. Unpaid rent is a separate question: it can be collected through the money judgment if the tenant was personally served, or in a separate action if not. The landlord may not change locks, remove belongings, or cut utilities at any point before the writ is executed; that is a prohibited practice under section 83.67.
What a Pinellas County Eviction Costs
| Court cost | Amount |
|---|---|
| Filing fee | $185 |
| Summons | $10 per summons |
| Process server | About $40 |
| Sheriff's writ of possession | $90 |
Attorney fees are separate and vary widely from firm to firm; the same uncontested eviction can cost $1,500 or more with some attorneys. Our fee for an uncontested residential eviction is a flat $295. Contested cases cost more because of the hearing and any motions. See how much a Florida eviction costs.
Filing an eviction in Pinellas County?
Kelley, Grant & Tanis handles evictions throughout Pinellas County and has handled more than 40,000 eviction cases across Florida. Call 1 (877) 871-8300 or start your eviction online. Related reading: our Pinellas County eviction practice and how long a writ of possession takes.
Frequently Asked Questions
How long does an uncontested eviction take in Pinellas County?
About 3 to 4 weeks from filing to final judgment is the statewide baseline for an uncontested residential eviction. The notice period runs before filing and is not included.
How long does a contested eviction take in Pinellas County?
Usually about 4 to 6 weeks from filing to get a final judgment, depending on the defenses raised, whether mediation is required, and the court's hearing calendar.
Where are evictions filed in Pinellas County?
In Pinellas County Court, part of Florida's Sixth Judicial Circuit, through the Pinellas County Clerk of the Circuit Court and Comptroller. Writs of possession are enforced by the Pinellas County Sheriff's Office. Our firm and other law firms file evictions electronically, and the Clerk receives them instantly.
How much does an eviction cost in Pinellas County?
Court costs are a $185 filing fee plus $10 per summons, about $40 for service, and a $90 sheriff's fee for the writ. Attorney fees vary widely by firm; our fee for an uncontested residential eviction is a flat $295.
Does the tenant have to pay rent into the court registry?
Yes, if the tenant raises any defense other than payment. Under section 83.60(2), the tenant must deposit the rent alleged due within 5 business days of service, or the defenses are waived and the landlord can obtain an immediate default.
Can I change the locks to speed things up in Pinellas County?
No. Changing locks, removing belongings, or shutting off utilities is a prohibited practice under section 83.67. Only the sheriff can remove a tenant, after a writ of possession.
Does a Florida landlord have to provide temporary housing after storm damage?
The landlord tenant statute does not require it. If damage not caused by the tenant substantially impairs use of the unit, the tenant's remedies under section 83.63 are to end the lease or vacate the unusable part and pay reduced rent. The lease can add other terms.
Can a Pinellas tenant stop paying rent after storm damage?
Under section 83.63, if damage not caused by the tenant substantially impairs use of the unit, the tenant may end the lease and vacate, or vacate the unusable part and pay reduced rent based on its fair rental value. A tenant who simply stops paying while staying in a fully usable unit does not get that protection.
Should a Pinellas landlord serve a 3-day notice after a hurricane?
Only after documenting the unit's condition and confirming the rent actually owed. If part of the unit was unusable, the notice should reflect any rent reduction; demanding full rent can create a defense.