Eviction Lawyers Orlando, FL
Orlando Eviction Attorney, Attorney-Handled Evictions for $295
Central Florida’s eviction crisis hasn’t slowed down. Orange County hit a record high of nearly 16,000 eviction filings in 2022, and volumes remain approximately 40% above pre-pandemic levels. Over half of those filings result in the sheriff physically removing the tenant. If you need a tenant out of your Orlando rental property, the legal process must be followed precisely; errors in the notice, complaint, or service can delay possession by weeks or get your case dismissed entirely.
Kelley, Grant & Tanis Law represents landlords across Orlando and all of Orange County. We handle every stage of the eviction process, from drafting the notice through coordinating with the Orange County 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 an Orlando 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 an Orlando 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 Orange 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. At that point, the case can go in unpredictable directions: discovery, counterclaims, motions to dismiss. If the tenant has legal aid or hired counsel and you don’t, the court won’t cut you slack on procedural requirements.
The Orlando 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. 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. This is particularly relevant in Orange County, where local ordinances previously imposed additional requirements on landlords that have since been invalidated by the statewide preemption.
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 Orange County Clerk of Court. The filing fee is $190 regardless of how many tenants are named. Eviction cases in Orlando are filed at the Orange County Courthouse, located at 425 N. Orange Avenue in downtown Orlando.
Step 3: Serve the Tenant with a Summons
The tenant must be formally served, either by the Orange County Sheriff’s Office or a licensed process server. Once served, the tenant has five business days to file an answer.
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 Orange County 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.
Our firm handles the entire process from notice through possession. If you’re an out-of-state landlord or manage properties from outside Orange 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 Orange County judges handle these cases and what mistakes lead to dismissal.
Grounds for Eviction in Orlando
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.
If you’re unsure which notice type applies to your situation, call our office before serving anything. The wrong notice restarts the clock.
Orlando Eviction FAQ
How long does it take to evict a tenant in Orlando?
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 Orlando?
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.
Can I evict a month-to-month tenant in Orlando?
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 Orange 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. Legal representation is strongly recommended because procedural errors in a contested case can result in dismissal and the landlord being ordered to pay the tenant’s attorney fees.
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 Orlando?
Eviction complaints are filed with the Orange County Clerk of Court. The Orange County Courthouse at 425 N. Orange Avenue in downtown Orlando handles civil filings. Writs of possession are executed by the Orange County Sheriff’s Office.
What is Florida’s landlord-tenant preemption law and how does it affect Orlando?
Section 83.425, F.S., effective July 1, 2023, preempts local governments from imposing landlord-tenant regulations beyond what Chapter 83 already covers. This is particularly relevant in Orange County, where local tenant protection ordinances, including additional notice requirements and disclosure rules, were invalidated by the statewide preemption. The uniform 30-day notice period for terminating month-to-month tenancies now applies across all of Florida.
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. For landlords who also need ongoing landlord-tenant legal counsel in Orlando, we offer guidance on lease drafting, security deposit disputes, and tenant compliance issues.
About Evictions in Orlando and Orange County
Orange County is home to approximately 1.5 million residents, with a large and growing renter population driven by the region’s tourism, healthcare, and technology sectors. According to Princeton University’s Eviction Lab, all nine counties in the Orlando metro area hit record eviction filing numbers in 2023, and while Orange County saw a slight dip in early 2025, volumes remain near their second-highest levels in decades. Central Florida evictions are now roughly 40% above pre-pandemic baselines.
Eviction complaints in Orange County are filed with the Clerk of Court at the Orange County Courthouse, 425 N. Orange Avenue in downtown Orlando. Writs of possession are executed through the Orange County Sheriff’s Office. The Orange County Property Appraiser maintains public records that landlords may need when verifying ownership details or property classifications before filing.
Orlando’s rental market spans neighborhoods like Downtown Orlando, College Park, Thornton Park, Mills 50, Lake Nona, and Hunters Creek, as well as surrounding Orange County communities including Winter Garden, Apopka, and Ocoee. All eviction cases file through the same county court system, though processing times can vary with the court’s caseload.
Kelley, Grant & Tanis, Orlando Eviction Attorneys
Our firm represents landlords across all of Florida, including Orlando and Orange 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 Orlando and need a tenant removed, or if you need a landlord-tenant attorney for lease disputes in Orlando, we can help.
Call 877-871-8300 to discuss your eviction with our team.
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