FLState guide

Florida eviction notice

Florida landlords must give a written 3-day notice before filing an eviction for unpaid rent. The 3 days exclude Saturdays, Sundays and legal holidays, which is the detail that causes the most disputes. A notice that counts the weekend can be thrown out.

This page explains the Florida notice rule, the delivery methods and the records a landlord should keep before filing in county court.

Written by Nora Whitfield, editorial lead. State rules checked by Samuel Okafor, rules editor, on October 20, 2026.

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Signing rule at a glance

No notaryNo witnesses3-day periodRules cited

Florida gives a tenant 3 days to pay the rent or vacate before a nonpayment case may be filed. The three days exclude Saturdays, Sundays and legal holidays.

Florida gives a tenant 3 days to pay the rent or vacate before a nonpayment case may be filed. The three days exclude Saturdays, Sundays and legal holidays. Source: Fla. Stat. § 83.56(3).

Source: Fla. Stat. § 83.56(3) (opens the official source in a new tab).

The 3-day rule

Florida Statutes 83.56 requires a 3-day notice to pay rent or vacate for nonpayment. The notice must state the amount of rent due and the date by which it must be paid. The tenant has the right to pay within the period and stop the eviction.

Citation: Fla. Stat. § 83.56(3) (opens the official source in a new tab).

The 3 days exclude Saturdays, Sundays and legal holidays. If the notice is served on a Friday, the tenant may have until the following Wednesday or later, depending on the calendar. Count carefully and put the actual deadline date in the notice.

State the exact amount due and the date it must be paid.
Give the tenant the option to pay or vacate.
Exclude weekends and legal holidays from the 3 days.
Keep the signed notice and proof of delivery.

Delivery

Florida Statutes 83.56 allows delivery by handing a copy to the tenant, leaving a copy at the premises with a person of suitable age and discretion who lives there, or posting a copy on the premises and mailing a copy by first-class mail. Some leases add a method, but the statute sets the minimum.

If you post and mail, the notice should state the date it was posted and the date it was mailed. Keep the mailing receipt. Photograph the posted notice. A notice that cannot be proven is a weak foundation for a case.

Do not accept partial payment after the deadline without advice. Accepting rent can sometimes waive the right to proceed on that notice.

Filing the eviction

If the tenant does not pay or leave, the landlord files a complaint in county court. The complaint should attach the notice, the lease and a rent ledger. The clerk sets a hearing, and the tenant can raise defenses, including payment, improper notice or habitability.

Florida requires the landlord to use the court's approved forms in many counties. The clerk's self-help page has the current complaint and summons forms. Filing fees vary by county, and a landlord who wins may recover some costs.

Records to keep

Keep the lease, the notice, proof of delivery, the rent ledger, the payment history and any messages with the tenant. If the tenant paid part of the rent, show how the payment was applied and why a balance remains.

If the property is subject to a local ordinance, a housing voucher program or a foreclosure, additional notice rules may apply. Check with the county court or a local attorney before filing.

Filled sample, Florida

Eviction notice (pay or quit)

STATE OF FLORIDA

This notice is given on October 6, 2026 by Ridgeway Property Group LLC, of PO Box 4412, Austin, TX 78765 (the landlord), to Ana P. Morales (the tenant), for the premises at 813 East 7th Street, Unit 4, Austin, TX 78702, in Travis County, State of Florida. The tenancy is governed by the lease dated November 1, 2025 and by the laws of the State of Florida.

1. Rent due

The rent for the period October 1 to October 31, 2026 was due on October 1, 2026. The monthly rent is $1,650.00. After applying all payments received, the amount now due is $1,650.00 (One thousand six hundred fifty dollars). This amount consists of rent and any lawful charges shown on the attached ledger. No amount for damages or for a disputed fee is included unless it is lawful rent under the lease.

2. Demand to pay or vacate

You are hereby notified that you must pay the amount due stated above, or vacate and surrender possession of the premises, within 3 days after you receive this notice. If you pay the full amount due within that period, this notice will be withdrawn and no court case will be filed on this notice.

3. How to pay

Payment must be made to Ridgeway Property Group LLC at PO Box 4412, Austin, TX 78765. Accepted methods: Money order, cashier's check or the online tenant portal. Ask for a receipt. If you mail a payment, it must be received by the deadline; the postmark date does not extend the deadline unless the lease or state law says it does.

4. If you do not pay or vacate

If you do not pay the full amount due or vacate within the period stated above, the landlord may file a lawsuit for possession in the court with jurisdiction over Travis County. The landlord may also ask the court for rent, court costs and any other relief the law allows. Filing a case does not change the amount you owe.

5. Partial payments

The landlord may accept a partial payment without waiving the right to proceed on this notice. Acceptance of a partial payment does not extend the deadline and does not cure the default.

6. Certificate of service

I served this notice on October 6, 2026 by personal delivery. I am at least 18 years old and I am not the tenant. A copy of this notice is attached to the landlord's file, together with any mailing receipt or photograph of the posted notice.

7. Governing law

This notice is given under the laws of the State of Florida. If a court finds that the notice period or the method of service does not meet the statute, the landlord may re-serve a corrected notice. Nothing in this notice waives a right the tenant has under the lease or under state or local law.

Florida notice: under Florida Statutes 83.56, the 3-day period for nonpayment excludes Saturdays, Sundays and legal holidays. The notice states the amount due and the date by which it must be paid. Delivery must follow the statute.

Landlord or agent

Landlord or authorized agent

Signature

Printed name: Ridgeway Property Group LLC

Date

Signing requirements: Florida gives a tenant 3 days to pay the rent or vacate before a nonpayment case may be filed. The three days exclude Saturdays, Sundays and legal holidays.

Source: Fla. Stat. § 83.56(3).

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State where the document will be used

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Step 1 of 3

Parties and premises

Use the names on the lease. If more than one tenant signed, list them all in the same line or add them exactly as the lease does.

Landlord's full name

Landlord's address for notices

Tenant's full name

Rental address

County

Lease dateOptional

The notice period has a legal minimum. Choose the period your state statute requires, and keep proof of the date you served it.

Signing in Florida

No notary3-day noticeRules cited

Florida gives a tenant 3 days to pay the rent or vacate before a nonpayment case may be filed. The three days exclude Saturdays, Sundays and legal holidays.

Source: Fla. Stat. § 83.56(3) (opens the official source in a new tab). Read the Florida guide

Eviction notice (pay or quit)

STATE OF FLORIDA

1. Rent due

2. Demand to pay or vacate

3. How to pay

4. If you do not pay or vacate

5. Partial payments

The landlord may accept a partial payment without waiving the right to proceed on this notice. Acceptance of a partial payment does not extend the deadline and does not cure the default.

6. Certificate of service

7. Governing law

Landlord or agent

Landlord or authorized agent

Signature

Printed name: Ridgeway Property Group LLC

Date

Signing requirements: Florida gives a tenant 3 days to pay the rent or vacate before a nonpayment case may be filed. The three days exclude Saturdays, Sundays and legal holidays.

Source: Fla. Stat. § 83.56(3).

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Questions about the Florida form

Does the weekend count in a Florida 3-day notice?

No. The 3 days exclude Saturdays, Sundays and legal holidays. Count only the business days that follow service and state the actual deadline date on the notice.

How should a Florida eviction notice be delivered?

Florida Statutes 83.56 allows personal delivery, leaving a copy with a person of suitable age at the premises, or posting and mailing. Follow the statute and keep proof of the method used.

Can a tenant stop an eviction by paying late?

If the tenant pays the full amount within the notice period, the landlord should not proceed on that notice. After the deadline, accepting a partial payment can complicate the case, so get advice before accepting it.

Not a law firm, not legal advice

PaperDeed is not a law firm and does not provide legal advice. We provide self-help templates and general information about signing rules. If you are unsure whether a document fits your situation, talk to a licensed attorney in your state.

Every rule above names its statute or state form, and links to the official text where the state publishes it online. This state guide was updated on October 20, 2026.