Eviction Lawyer Palmetto Bay, FL
Eviction Lawyer Palmetto Bay, FL
For landlords managing rental properties in Palmetto Bay, FL, a thorough understanding of eviction laws is essential. The eviction process can be complicated, especially with landlord-tenant disputes. At Kelley, Grant & Tanis Law, we specialize in handling cases related to non-payment, lease infractions, and other eviction-related legal issues.
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.
Legal Grounds for Eviction
Landlords may evict tenants for several reasons, including non-payment of rent, lease violations, or engaging in illegal activities on the premises. Ensuring your lease is strong and enforceable is crucial for protecting your interests. Contact us at 1-877-871-8300 for assistance.
Initial Steps in the Eviction Process
The eviction process can unfold in two ways, depending on how the tenant responds to the eviction notice: uncontested or contested. Each type requires specific actions from the landlord:
Uncontested
Here, the tenant does not challenge the eviction and the process is initiated by issuing a notice detailing the eviction cause, such as failure to pay rent or lease breaches. If the tenant vacates voluntarily by the date mentioned in the notice, there is no need for a court hearing.
Contested
When evictions are contested, tenants might legally dispute them or refuse to vacate the premises by the deadline. Here, landlords must initiate a formal eviction proceeding and substantiate their claim with strong evidence, such as documented lease breaches or proof of overdue rent.
Benefits of Professional Legal Representation
Here’s how a lawyer can significantly improve your chances of success during an eviction:
- Real Estate Law Mastery: Our lawyers specialize in real estate law, keeping up with legal changes and navigating complex systems for your benefit.
- Meticulous Document Preparation: Attorneys conduct detailed analyses of your situation and prepare precise legal documents, enhancing your chances of a favorable verdict.
- Effective Dispute Resolution: We advocate for your rights and negotiate settlements, often resolving disputes outside of court.
How Our Palmetto Bay Eviction Lawyers Can Help
Our experienced Palmetto Bay eviction lawyers can streamline tenant eviction in several ways, including:
- Total Process Management: We handle everything from serving initial notices to court representation, reducing your time commitment and stress.
- Individualized Strategies: Our attorneys create customized plans tailored to your specific situation for the best outcomes.
- Continuous Communication: We provide regular updates and clear explanations at each stage, keeping you well-informed throughout the process.
- Robust Representation: Our experienced lawyers defend your rights and ensure your best interests are protected during the eviction process.
Frequently Asked Questions
What is an uncontested vs. contested eviction?
Uncontested means no tenant response. Contested is when the tenant challenges the eviction in any form.
My tenant violated the lease terms. What should I do?
Serve a seven-day notice to cure or vacate, detailing the non-compliance. If not corrected within seven days, the lease is terminated, and the tenant must vacate.
How do I evict a month-to-month tenant?
Issue a notice at least 30 days before the monthly period ends, stating that the tenancy is terminated and demanding that the tenant surrender possession by the last day of the period.
What is considered a wrongful eviction in Florida?
In Florida, a wrongful eviction is any eviction executed without following the legal process, including evictions without judicial approval or through illegal tactics.
Is it legal to remove a tenant myself?
No, Florida statutes prohibit any interruption of utilities or denial of access to the tenant.
What’s the timeline for evicting a non-paying tenant?
An uncontested eviction can take about four to six weeks, depending on the court’s schedule.
Choose Kelley, Grant & Tanis Law for Your Palmetto Bay Eviction Case
Effective legal representation is crucial in eviction proceedings, and Kelley, Grant & Tanis Law offers specialized, local expertise in Palmetto Bay property law. Our personalized approach ensures the protection of your property investments and rights as a landlord. Contact us at 1-877-871-8300 to see how we can help.
Eviction Laws Palmetto Bay, FL
Eviction procedures in Palmetto Bay are governed by Florida state law, which includes specific requirements that landlords must follow:
- Notice Requirements: Landlords are required to give tenants written notice before proceeding with an eviction. The length of notice varies depending on the violation.
- Grounds for Eviction: Typical reasons for eviction are non-payment of rent, violation of lease terms, and illegal activities on the property.
- Legal Process: Landlords must adhere to a prescribed legal process that includes proper notice, filing of an eviction lawsuit, and possibly a court hearing.
About Palmetto Bay
Palmetto Bay, Florida, located in the picturesque Miami-Dade County, boasts a population of approximately 24,327 residents. The economy here thrives, as reflected in the median household income of $131,605. Home to a flourishing real estate market, the median property value runs at a high of $617,900 making it a sought-after location for landlords and property investments.
The quaint village of Palmetto Bay is nestled on the shores of Biscayne Bay, offering plentiful recreation opportunities. Notable attractions within proximity include the Deering Estate, a historical site with nature trails, and the tree-lined corridors of Old Cutler Road. The city’s rich art culture and coastal location add to its charm. The nearby cities of Pinecrest, Coral Gables, and Miami offer a diverse range of experiences, from cultural festivals to outdoor adventures. Palmetto Bay ensures a high standard of living with a median gross rent of $1,499.
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