Eviction Laws in Davie, Florida
Davie is one of the most distinctive rental markets in South Florida — a town of roughly 110,000 in central Broward County that is somehow both a rodeo town and a college town. The western and southern sections preserve Davie’s agricultural roots: large-lot and ranch-zoned properties, equestrian trails, and the Bergeron Rodeo Grounds at the heart of a downtown that still leans into its western theme. The eastern end is the opposite pole — the South Florida Education Center, one of the largest academic clusters in the state, anchored by Nova Southeastern University and joined by Broward College’s central campus and a Florida Atlantic University presence, feeding a steady pipeline of graduate students, medical and law students, faculty, and young professionals into the rental market. In between sit newer townhome and HOA communities (nearly half of Davie’s rental stock has been built since 2000) and a renter pool that is among Broward’s most educated, with over 40% of renters holding college degrees.
Florida’s eviction framework under F.S. Chapter 83 applies uniformly across Davie and Broward County. For nonpayment of rent, landlords must serve a written 3-Day Notice to Pay Rent or Vacate — excluding weekends and legal holidays — before filing. For curable lease violations, a 7-Day Notice to Cure applies; for serious or incurable violations, a 7-Day Unconditional Quit Notice. Once the notice period expires without compliance, the landlord files a Complaint for Eviction with Broward County Court in Fort Lauderdale. The tenant has 5 business days to respond. After a favorable judgment, a Writ of Possession is issued and the tenant has just 24 hours to vacate before the Broward County Sheriff enforces removal. Broward County Court carries one of the highest eviction caseloads in Florida — budget a realistic 3 to 7 week timeline. Florida has no rent control and no security deposit cap, though strict 15/30-day deposit return rules apply.
Davie & Broward County — Local Rules That Affect Landlords
No rent control. Florida state law preempts local rent regulation and Davie has none.
Equestrian and Agricultural-Zoned Rentals. Davie is one of the few places in Broward where a rental can come with pasture, stalls, and horses. If you lease an ag-zoned or equestrian property, the lease needs to do work a standard form doesn’t: spell out exactly which animals are permitted and in what number, assign pasture, fence, and stall maintenance, require the tenant to carry appropriate liability coverage, and prohibit commercial boarding or training unless you’ve approved it and zoning allows it. A tenant running an unauthorized boarding operation or letting animal conditions trigger town code action is violating the lease — grounds for a 7-Day Notice to Cure.
The Education Corridor and Roommate Leases. NSU and the surrounding campuses fill east Davie with graduate students and young professionals, often renting in roommate groups. Put every adult on the lease as a named tenant with joint and several liability — meaning each roommate is on the hook for the full rent, not just their share — and require a guarantor where credit is thin. Turnover clusters around the academic calendar; expect August demand spikes and time renewals accordingly.
Newer Stock and HOA Communities. Much of Davie’s rental inventory sits in post-2000 townhome and gated communities with association approval requirements and their own rules. Build association approval time into your leasing schedule and incorporate the HOA documents into the lease by reference so a tenant’s rule violations are lease violations.
Security Deposit Rules. Florida requires written notice to tenants within 30 days of receiving a deposit detailing where it is held and whether it is interest-bearing. Non-compliance forfeits deposit claim rights — a defense tenants and legal aid organizations raise regularly in Broward County eviction proceedings.
Broward County Court — Where Davie Landlords File
Davie landlords file eviction actions at Broward County Court, County Civil Division, located at 201 SE 6th St, Fort Lauderdale, FL 33301, phone (954) 831-6565, open Monday through Friday 8:00 a.m. to 5:00 p.m. There is no separate eviction venue in Davie — all Broward residential eviction filings run through the central courthouse in Fort Lauderdale. File a Complaint for Eviction and pay the filing fee of approximately $185 plus $10 per defendant for summons issuance. Electronic filing is available through the Florida Courts E-Filing Portal at myflcourtaccess.com. The clerk issues a 5-business-day summons served by the Broward County Sheriff or a certified process server. If the tenant does not respond within 5 business days, file a Motion for Default. If the tenant responds and deposits rent into the court registry, a hearing is set. After a favorable judgment, a Writ of Possession is issued and the tenant has 24 hours to vacate before the sheriff executes removal. Self-help eviction — changing locks, removing belongings, or shutting off utilities without a court order — is illegal under F.S. § 83.67 and exposes landlords to damages of up to 3 months’ rent plus attorney fees.
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