Eviction Laws in Fort Lauderdale, Florida
Fort Lauderdale is the seat of Broward County and one of the most economically significant cities in South Florida, with a population of around 185,000 in the city proper and over 1.9 million across Broward County. Situated between Miami to the south and Palm Beach to the north, Fort Lauderdale occupies a strategic position in the South Florida megalopolis — close enough to Miami to share its economic energy but distinct enough to have developed its own identity as a major yachting, tourism, finance, and technology hub. The rental market is driven by a diverse mix of finance and tech professionals, hospitality and tourism workers, marine industry employees, young professionals priced out of Miami, and a significant snowbird population that creates seasonal demand patterns unlike most Florida markets. Fort Lauderdale consistently ranks among the highest-rent markets in Florida, with median rents second only to Miami in the Southeast.
Florida’s eviction framework under F.S. Chapter 83 applies uniformly across Fort Lauderdale 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. 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 handles a high volume of eviction cases — budget for a realistic 4 to 7 week timeline in contested cases. Florida has no rent control and no security deposit cap, though strict 15/30-day deposit return rules apply.
Fort Lauderdale & Broward County — Local Rules That Affect Landlords
No rent control. Florida state law preempts local rent regulation and Fort Lauderdale has none — an important protection given the level of tenant advocacy activity in Broward County.
Broward County Court Volume. Broward County Court processes one of the highest eviction filing volumes in Florida outside Miami-Dade. Uncontested default cases typically resolve in 2 to 4 weeks from filing to writ issuance. Contested cases where the tenant files an answer and deposits rent into the court registry can take 5 to 7 weeks before a hearing date is set. Factor this timeline into your cash flow projections before filing.
Short-Term and Vacation Rental Regulations. Fort Lauderdale has enacted STR regulations requiring registration and compliance with zoning requirements. The city’s Las Olas and beach neighborhoods have specific STR rules that vary by district. Landlords operating or considering vacation rentals must verify current city and HOA compliance before listing — operating an unpermitted STR creates code enforcement and legal exposure that can complicate standard eviction proceedings.
Marine Industry and Seasonal Tenant Pool. Fort Lauderdale’s massive marine and yachting industry creates a unique seasonal tenant dynamic — yacht crew, marine contractors, and seasonal hospitality workers often seek short-term or month-to-month arrangements. Landlords offering flexible lease terms should ensure month-to-month notice requirements are clearly spelled out — Florida requires 15 days written notice to terminate a month-to-month tenancy.
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 Fort Lauderdale Landlords File
Fort Lauderdale 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. 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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