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Step-by-Step Guide to How Property Managers Handle Evictions in Florida

Eviction & Legal Compliance
May 23, 2025•3 min read

Evictions are never fun—but sometimes, they’re necessary to protect your rental property and keep your business running smoothly. If you're a landlord in Florida, understanding the legal eviction process can save you time, money, and legal trouble. This guide breaks down how professional property managers—like the team at MainStreet Realty—handle evictions step-by-step across places like Orlando, Kissimmee, DeLand, and beyond.

Why Landlords in Florida Use Property Managers for Evictions

Hiring a property manager means you don’t have to face eviction headaches alone. Property managers follow Florida's landlord-tenant laws closely and know exactly how to:

  • Serve proper legal notices

  • File paperwork correctly

  • Work with local courts and law enforcement

  • Minimize vacancy time

They make sure everything is handled legally, respectfully, and efficiently.

Common Reasons for Tenant Evictions

When Can You Legally Evict a Tenant in Florida?

Florida law allows landlords to evict tenants for several reasons:

  • Non-payment of rent

  • Violation of lease terms (unauthorized pets, subleasing, etc.)

  • Property damage beyond normal wear and tear

  • Refusing to leave after lease ends

Step-by-Step Eviction Process in Florida

1. Serving the Legal Notice

  • For non-payment of rent, property managers serve a 3-day notice to pay or vacate.

  • For lease violations, they give a 7-day notice to cure or vacate.

  • If the issue is not fixable (like major property damage), a 7-day unconditional quit notice is served.

2. Filing the Eviction Lawsuit

  • If the tenant doesn't comply, the manager files a lawsuit (called an “unlawful detainer”) in county court.

  • They prepare the proper documents, including the lease agreement, proof of notice, and payment records.

3. Court and Legal Response

  • The tenant has 5 business days to respond.

  • If there’s no response, the court can issue a default judgment.

  • If contested, the court schedules a hearing. The property manager represents the landlord.

4. Writ of Possession

  • If the judge rules in favor of the landlord, the court issues a Writ of Possession.

  • This gives the local sheriff authority to remove the tenant within 24 hours.

5. Property Turnover and Re-Renting

  • The property manager inspects the unit, documents the condition, and begins preparing it for the next tenant.

  • They handle cleaning, repairs, and re-list the home on rental sites.

Why Use a Property Manager for Evictions?

  • Avoid legal mistakes and court delays

  • Keep emotions out of the process

  • Reduce your stress and vacancy rates

  • Stay compliant with state laws

MainStreet Realty takes care of every step so landlords can focus on their investments—not paperwork and legal hassles.

FAQs About How Property Managers Handle Evictions

How long does an eviction take in Florida?

It typically takes 2–6 weeks, depending on court response times and tenant cooperation.

Can I evict a tenant without going to court?

No. Florida requires you to go through the legal court process to remove a tenant.

What happens if I use the wrong notice?

Using the wrong notice can delay your eviction case or get it thrown out in court. That’s why professional guidance is important.

Do property managers in Florida handle court filings?

Yes. Many property managers (including MainStreet Realty) prepare court filings, serve notices, and represent you in eviction cases.

FAQs About MainStreet Realty and MainStreet Rentals

Who is MainStreet Realty?

MainStreet Realty is a trusted Florida real estate company helping landlords with property management, leasing, and legal compliance across Orlando, Kissimmee, DeLand, and nearby areas.

What services does MainStreet Rentals offer?

  • Tenant screening

  • Lease agreements

  • Rent collection

  • Maintenance coordination

  • Full-service eviction handling

How do I contact MainStreet Realty?

You can reach us via:

Final Thoughts

Evictions in Florida can be tough—but they don’t have to be overwhelming. With an experienced property manager like MainStreet Realty, you can rest easy knowing the legal process is handled right.

Need help managing a difficult tenant or navigating an eviction? Contact MainStreet Realty today at https://mainstreet.rentals/ or call (407) 555-1234 to speak with a local expert!


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