Eviction Lawyers Jacksonville, FL
Jacksonville Eviction Attorney, Attorney-Handled Evictions for $295
Duval County has the highest eviction filing rate of any county in Florida. A University of North Florida study found approximately 91.8 eviction filings per 1,000 renter households in 2023, more than double the rate in Miami-Dade and well above Orange and Hillsborough counties. Rents in Jacksonville climbed nearly 30% between 2020 and 2023, and over half of Duval County renters are cost-burdened. If you own rental property in Jacksonville and need a tenant removed, the legal process must be followed precisely; procedural errors in a county with this volume of cases can mean weeks of lost rent.
Kelley, Grant & Tanis Law represents landlords across Jacksonville and all of Duval County. We handle every stage of the eviction process, from drafting the notice through coordinating with the Jacksonville Sheriff’s Office to execute the writ of possession. You don’t have to appear in court or face the tenant.
Ready to start your eviction? Call 877-871-8300 or contact us online to speak with our team. We’ll review your lease, advise on the correct notice, and begin the filing process.
Although there are many websites and services which promise to file an eviction on your behalf for a very low fee, these services are very limited in what they can do under Florida law. They can help you only if the eviction is uncontested. They are not run by attorneys and they cannot give you legal advice. These services merely help fill out forms on your behalf. If any problems develop, such as the tenant disputing your eviction, you will not be able to continue using their services. You will have to continue the litigation on your own or pay more money to hire an attorney.
Our firm not only files all of the eviction pleadings on your behalf, but we also represent you at any mandatory mediations and hearings. This can become even more important if you happen to live out of state or out of county and own property locally. With a licensed attorney representing you, you never have to face the tenant.
Get legal help! Call our law offices today at 1-877-871-8300.
Steps of the Uncontested Eviction Process:
- Posting of three day notice or seven day notice
- Wait 3 or 7 days, not including weekends and holidays
- Filing of Eviction Lawsuit with the County Court
- Serve tenant with summons
- Wait 5 days
- If tenant does not answer, file Request for Default
- Clerk’s default
- Filing for Final Judgment of Eviction with Judge
- If tenant is still on the property, get writ of possession
- Writ of Possession issued
- Scheduling removal of tenant with Sheriff
The Contested Eviction Process:
The tenant has 5 days (excluding Saturdays, Sundays, and Legal Holidays) to file an answer to a landlord’s complaint. If the tenant files an answer to your complaint, the eviction becomes contested. An answer can be any type of response, even a handwritten note from the tenant to the Judge. If an answer has been submitted it is strongly advised that you retain an attorney.
After filing an answer, the case can take many unpredictable turns, depending on what the tenant said in the answer. This can lead to protracted litigation, hearings, mediation, and even trial. An attorney can help you navigate through this process and avoid the countless legal pitfalls that you may encounter. This is especially true if the tenant has paid representation or legal aid.
If you don’t have an attorney you risk losing out on rent and damages that may be due to you. In addition, you may end up having your case dismissed and having a tenant living in your property for free.
Get legal help! Call our law offices today at 1-877-871-8300.
This information applies to an uncontested tenant eviction for possession only.
Generally, an uncontested eviction can take 4 to 5 weeks to complete. Depending on the circumstances of your case, this period may be longer or shorter.
FEES & COSTS
| ONE TENANT | TWO TENANTS | THREE TENANTS | |
|---|---|---|---|
|
Court Filing Fee |
$190.00 |
$190.00 |
$190.00 |
|
Summons |
$10.00 |
$20.00 |
$30.00 |
|
Process Server |
$40.00 |
$80.00 |
$120.00 |
|
Attorney Fees |
$295.00 |
$295.00 |
$295.00 |
| Total Cost |
$535.00 |
$585.00 |
$635.00 |
Optional Services
- Upon retaining us for your eviction, we will send you a Three-Day Notice and helpful checklist at no extra cost. A fee of $80 will be charged if you would like the Firm to draft and serve a Three Day Notice or Thirty Day Notice on your tenant.
- If you choose to sue for back-rent or damage to the Premises, please contact us to discuss fees and costs.
- If this becomes a Contested Eviction Process, applicable Attorney Fees and other costs will apply.
Refund Policy
In the event that the Tenant pays or leaves within the three-day or seven-day notice period, prior to the filing of the case with the Court, then the entire amount of attorney fees is refundable less $150.00 for pre-suit legal advice. Any incurred costs for preparation
Frequently Asked Questions
- What can I do if my tenant has not paid the rent?The tenant must be served with a three-day notice demanding that the rent be paid or the tenant surrender possession of the premises within three days (excluding the day of service, weekends and holidays), unless the lease gives a different timeframe.
- How do I evict a month to month tenant?You must serve the tenant with a notice stating that the month-to-month tenancy is terminated and demanding that the tenant surrender possession at the end of the monthly period. The notice must be served at least fifteen (15) days before the end of the monthly period, and the termination date on the notice must be the last day of a monthly period.
- My tenant has failed to comply with the terms of the lease, other than non-payment of rent, and I want to evict. What can I do?If the tenant has failed to comply with material provisions of the lease, or reasonable rules and regulations governed by the Florida Statutes then the law states:
If the non-compliance is such that the tenant should be given an opportunity to cure the non-compliance, the landlord must serve the tenant with a seven day notice to cure or vacate, stating the non-compliance, and stating that the tenant has seven days to correct the non-compliance or else the lease is deemed terminated and the tenant shall vacate upon such termination. Examples of such non-compliance include but are not limited to, unauthorized guests, pets or vehicles; failing to keep the premises clean and sanitary; disturbance of other tenants by loud noises. In addition, the notice should state that if the tenant repeats the same conduct or conduct of a similar nature within twelve months, the tenancy is subject to termination without a further opportunity to cure.
- How do I serve a three-day notice, a seven-day notice or any of the other required notices?You may serve the notice yourself, or have it served by a process server that works with our firm. It is best to use a licensed process server since it eliminates mistakes and the process server will be perceived by the court as an impartial party with no stake in the matter. If you do it yourself, it’s best to have some proof that you served the notice.
- I posted a three-day notice, but the time has expired and the tenant has not paid nor vacated the premises. What happens next?
- After the period for a notice has expired, you should have an attorney file a Complaint for Removal of tenant which is served with a Summons on the tenant by the Sheriff or by a certified process server.
- The tenant has five days, excluding the day of service, weekends and holidays, to file an answer.
- If an answer is filed by the tenant, a hearing must be scheduled.
- If no answer is filed by the tenant, the attorney submits a Motion For Default, a Non-Military Affidavit, Final Judgment, and Writ of Possession.
- The Clerk enters a Default and the judge reviews the file.
- If everything is in order, the judge signs the Final Judgment.
- The file is sent back to the Clerk’s office and the Clerk’s office issues a Writ of Possession which is then sent to the Sheriff.
- The Sheriff then posts a twenty-four hour notice on the premises.
- The Sheriff will then call the landlord or the landlord’s designated agent to inquire whether the tenant has vacated the premises. If the tenant has not vacated, the sheriff will accompany the landlord at a specified date and time, to keep the peace.
- With the Sheriff present, the landlord may remove the tenant’s personal belongings from the premises.
- Can I remove a tenant myself?No, you must follow the steps outlined by the Florida Statutes, which prohibit the landlord from directly or indirectly terminating or interrupting any utility service furnished the tenant, including but not limited to, water, heat, light, electricity, gas, elevator, garbage collection or refrigeration, whether or not the utility service is under the control of or payment is made by the landlord.
You also cannot prevent the tenant from gaining reasonable access to the premises by any means such as changing the locks. You may not remove the tenant’s personal belongings from the premises unless it is after the tenant surrendered possession of the premises; after the tenant has abandoned the premises; or after a lawful eviction.
If you violate any of the above, you may be liable to the tenant for damages or three months rent, whichever is greater, plus costs and attorney’s fees.
- How long will it take to evict a non-paying tenant?The time required to evict a non-paying tenant in an uncontested eviction action can range from 4 to 6 weeks, depending on the particulars of the case and the Court’s busy schedule.
- What is the difference between an uncontested eviction and a contested eviction?Uncontested means the tenant does not dispute the eviction. If the tenant disputes the eviction and files any sort of answer, the eviction becomes contested. For example, if you sue to evict a tenant for nonpayment of rent and the tenant writes a letter to the court stating that he or she sent you the check, it becomes contested.
- I want to sue for back rent. What do I need to do?Keep in mind that it’s sometimes difficult to collect judgments against tenants. However, if you decide to sue for unpaid rent, add a count to your Complaint for unpaid rent. If the tenant does not dispute the amount of rent due, the Court will also issue a judgment for the amount of rent demanded in the Complaint.
What a Jacksonville Eviction Costs
Our attorney fee for an uncontested residential eviction is $295. That covers preparing and filing the complaint, all court filings through final judgment, and representation at any hearings. You don’t set foot in a courtroom.
Court costs and service fees are paid separately and depend on the number of tenants named in the complaint:
| Cost | One Tenant | Two Tenants | Three Tenants |
|---|---|---|---|
| Attorney Fee | $295.00 | $295.00 | $295.00 |
| Court Filing Fee | $190.00 | $190.00 | $190.00 |
| Summons | $10.00 | $20.00 | $30.00 |
| Process Server | $40.00 | $80.00 | $120.00 |
| Total | $515.00 | $565.00 | $615.00 |
Optional add-ons: We can draft and serve a Three-Day or Thirty-Day Notice on your behalf for $80. If you retain us for the eviction, we send you the notice and a step-by-step checklist at no extra cost.
Refund policy: If the tenant pays or vacates during the notice period before we file with the court, all attorney fees are refunded minus $150 for pre-suit legal advice.
Want to sue for back rent or property damage? Contact us to discuss additional fees and costs.
How Long a Jacksonville Eviction Takes
An uncontested eviction, where the tenant doesn’t file an answer, typically takes four to five weeks from the date we file the complaint with the Duval County Clerk of Court. Contested cases take longer depending on whether the tenant raises defenses, requests mediation, or takes the case to trial.
| Uncontested | Contested | |
|---|---|---|
| Timeline | 4–5 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, mediation, possible trial |
| Attorney involvement | We handle all filings and coordinate with the sheriff | We represent you in all proceedings, motions, and negotiations |
| Risk without a lawyer | Moderate; paperwork errors cause delays | High; procedural mistakes can result in dismissal and you paying the tenant’s attorney fees |
If the tenant files any kind of answer, the eviction is contested. In Jacksonville, tenants may have access to free legal assistance through Jacksonville Area Legal Aid (JALA), a nonprofit law firm serving 17 counties in Northeast Florida. When the tenant has counsel and you don’t, the procedural imbalance can be decisive. Having an attorney from the start ensures filings are complete and presented properly.
The Jacksonville Eviction Process Step by Step
Florida landlords must follow the procedures in Chapter 83 of the Florida Statutes. There are no shortcuts. Self-help evictions (changing locks, cutting utilities, removing belongings) are illegal and can result in you owing the tenant three months’ rent plus their attorney fees.
Step 1: Serve the Correct Notice
The type of notice depends on why you’re evicting:
Three-Day Notice, used for nonpayment of rent. The tenant has three days (excluding weekends and legal holidays) to pay in full or vacate. This is the most common notice type in Jacksonville’s high-volume eviction court. Download our Three-Day Notice form with instructions.
Seven-Day Notice to Cure, used for lease violations other than nonpayment, including unauthorized pets, guests, vehicles, noise, property damage, or failure to maintain the unit. The tenant gets seven days to fix the problem or leave.
Seven-Day Unconditional Quit Notice, used for repeated violations of the same type within 12 months, or for violations that cannot be cured.
Thirty-Day Notice, used to terminate a month-to-month tenancy. Under Florida’s 2023 preemption law (Section 83.425, F.S.), the statewide notice period is 30 days.
Step 2: File the Eviction Complaint
If the tenant doesn’t comply with the notice, we file a Complaint for Removal of Tenant with the Duval County Clerk of Court. The filing fee is $190 regardless of how many tenants are named. Eviction cases in Jacksonville are filed at the Duval County Courthouse, located at 501 West Adams Street in downtown Jacksonville.
Step 3: Serve the Tenant with a Summons
The tenant must be formally served, either by the Jacksonville Sheriff’s Office or a licensed process server. Once served, the tenant has five business days to file an answer. In Jacksonville, where eviction volumes are the highest in the state, timely and correct service is critical to keeping your case on schedule.
Step 4: Obtain Judgment
If no answer is filed: We request a default from the clerk, submit a Non-Military Affidavit, and file for Final Judgment of Eviction. Once the judge signs, the clerk issues a Writ of Possession.
If an answer is filed: The case enters litigation. We represent you through hearings, mediation, and trial if necessary.
Step 5: Writ of Possession and Sheriff Removal
The Jacksonville Sheriff’s Office posts a 24-hour notice on the property. If the tenant still hasn’t left, the sheriff returns with the landlord (or the landlord’s representative) to supervise the removal of the tenant’s belongings from the premises.
Why Use an Attorney Instead of a Document-Preparation Service
Online eviction-filing services charge less, but they can only help you if everything goes perfectly. They are not law firms. They cannot give you legal advice, represent you in court, or handle a contested case.
If the tenant files an answer, the service can’t help you. You’ll need to either represent yourself or hire a lawyer at that point, often at a higher cost and with a longer delay than if you’d retained counsel from the start. In a county that processes more evictions per capita than anywhere else in Florida, court calendars move fast and judges have little patience for procedural errors.
Our firm handles the entire process from notice through possession. If you’re an out-of-state landlord or manage properties from outside Duval County, we appear on your behalf so you never have to face the tenant or travel to the courthouse. Under landlord-tenant law, procedural compliance is everything; our attorneys know how Duval County judges handle these cases.
Grounds for Eviction in Jacksonville
Florida law permits landlords to file for eviction after proper written notice for any of the following:
- Nonpayment of rent, the most common reason. A Three-Day Notice must be served first.
- Lease violations, including unauthorized occupants, pets, or vehicles; noise disturbances; failure to maintain the property; or unapproved alterations.
- Illegal activity, such as drug manufacturing, assault, or other criminal conduct on the premises.
- Holdover tenancy, where the lease has expired and the tenant refuses to leave after receiving proper notice.
- Termination of month-to-month tenancy, which requires 30 days’ written notice under current Florida law.
Landlords must also comply with federal fair housing requirements throughout the eviction process. The U.S. Department of Housing and Urban Development (HUD) enforces protections that apply regardless of the reason for eviction. This is particularly relevant in Jacksonville, where fair housing enforcement has been active in recent years.
If you’re unsure which notice type applies to your situation, call our office before serving anything. The wrong notice restarts the clock.
Jacksonville Eviction FAQ
How long does it take to evict a tenant in Jacksonville?
An uncontested eviction typically takes four to five weeks from the date the complaint is filed. If the tenant contests, the timeline extends to six weeks or longer depending on the complexity of the case and the court’s calendar.
How much does it cost to hire an eviction lawyer in Jacksonville?
Kelley, Grant & Tanis charges a $295 attorney fee for an uncontested residential eviction. Court filing fees, summons, and process server costs are additional, bringing the total to approximately $515 for a single-tenant eviction. Contested evictions involve additional fees depending on the complexity of the case.
Why does Jacksonville have so many eviction filings?
Duval County has the highest eviction filing rate in Florida, with approximately 91.8 filings per 1,000 renter households in 2023 according to data from the National Low Income Housing Coalition. A University of North Florida study attributed this to a combination of rising rents (up nearly 30% between 2020 and 2023), a high concentration of corporate landlords, and the fact that over half of Jacksonville renters are cost-burdened.
Can I evict a month-to-month tenant in Jacksonville?
Yes. Under Florida law, a month-to-month tenancy can be terminated with 30 days’ written notice. The notice must be served at least 30 days before the start of the next rental period. If the tenant does not vacate by the termination date, you can file for eviction.
What happens if the tenant contests the eviction in Duval County?
If the tenant files any written response within five business days of being served, the eviction becomes contested. The case may then involve mediation, motion hearings, or a trial. In Jacksonville, tenants may have access to free legal assistance through Jacksonville Area Legal Aid, which makes legal representation for the landlord especially important.
Can I change the locks or shut off utilities to remove a tenant?
No. Self-help evictions are illegal in Florida. Landlords cannot change locks, remove doors, shut off water or electricity, or remove a tenant’s personal property without a court order. A landlord who does this can be held liable for three months’ rent or actual damages (whichever is greater), plus the tenant’s attorney fees.
Where are eviction cases filed in Jacksonville?
Eviction complaints are filed with the Duval County Clerk of Court. The Duval County Courthouse at 501 West Adams Street in downtown Jacksonville handles civil filings. Writs of possession are executed by the Jacksonville Sheriff’s Office.
What is Florida’s landlord-tenant preemption law?
Section 83.425, F.S., effective July 1, 2023, preempts local governments from imposing landlord-tenant regulations beyond what Chapter 83 already covers. It established a uniform 30-day notice period for terminating month-to-month tenancies statewide and eliminated local ordinances that imposed additional requirements on landlords.
How do I start an eviction with Kelley, Grant & Tanis?
Call 877-871-8300 or contact us online. We’ll review your lease, advise on the correct notice, and begin the filing process.
About Evictions in Jacksonville and Duval County
Jacksonville is the largest city by area in the contiguous United States, and Duval County’s consolidated city-county government means the entire county operates under a single court system. With roughly 1 million residents and over 40% of households renting, the county processes a staggering volume of eviction cases.
According to Princeton University’s Eviction Lab, Jacksonville has historically stood out for its high eviction rates, not just in recent years but over the long term. The filing rate of 91.8 per 1,000 renter households in 2023 was more than double that of Miami-Dade (42.5) and significantly above Orange County (67.5) and Hillsborough County (66). Even with a slight decrease to 81.8 per 1,000 in 2024, Duval County remains the highest-volume eviction jurisdiction in the state.
Eviction complaints are filed with the Duval County Clerk of Court at the Duval County Courthouse, 501 West Adams Street. Writs of possession are executed through the Jacksonville Sheriff’s Office. The Duval County Property Appraiser maintains public records that landlords may need when verifying ownership details or property classifications before filing.
Jacksonville’s rental market spans neighborhoods like Riverside, San Marco, Springfield, Arlington, the Beaches, Mandarin, and the Westside. All eviction cases file through the same county court system, though processing times can vary with the court’s caseload.
Kelley, Grant & Tanis, Jacksonville Eviction Attorneys
Our firm represents landlords across all of Florida, including Jacksonville and Duval County. We are members of the Florida Bar Association, and our practice areas include evictions, real estate law, title insurance, and estate planning.
If you own rental property in Jacksonville and need a tenant removed, we can help.
Call 877-871-8300 to discuss your eviction with our team.
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