Eviction Laws in Pembroke Pines, Florida
Pembroke Pines is the second-largest city in Broward County, with a population of around 170,000 spread across one of the most thoroughly master-planned suburban landscapes in South Florida. Sitting along the I-75 corridor between Miami-Dade County to the south and Fort Lauderdale to the northeast, Pembroke Pines is the classic South Florida bedroom community at scale — a city of gated subdivisions, lakes, and HOA-governed neighborhoods like SilverLakes, Pembroke Falls, and Chapel Trail, anchored by Memorial Hospital West and the broader Memorial Healthcare System as major employers. The tenant pool is dominated by families drawn to the city’s schools and parks, healthcare workers, and a steady stream of renters relocating north out of Miami-Dade for more space at lower cost. The city is also home to Century Village, one of Florida’s largest 55+ condominium communities, which gives Pembroke Pines a substantial senior and fixed-income rental segment most Broward suburbs lack.
Florida’s eviction framework under F.S. Chapter 83 applies uniformly across Pembroke Pines 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.
Pembroke Pines & Broward County — Local Rules That Affect Landlords
No rent control. Florida state law preempts local rent regulation and Pembroke Pines has none.
HOA and Master-Planned Community Rules. A larger share of Pembroke Pines rental inventory sits inside HOA-governed communities than almost anywhere in Broward. Many associations require tenant applications, association approval before move-in, and impose their own occupancy, parking, and pet rules. Your lease must not conflict with association documents, and an association approval process can add weeks to your leasing timeline — build it into your vacancy projections and never let a tenant take possession before approval clears.
Century Village and 55+ Communities. Century Village Pembroke Pines is one of the state’s largest age-restricted condo communities. Housing for Older Persons communities can lawfully enforce 55+ age restrictions, and their condo associations typically screen and approve renters. Landlords renting units in these communities must verify both the age-qualification rules and the association’s leasing restrictions — some limit how soon and how often a unit can be leased.
Broward Insurance Cost Pressure. Broward County property insurance premiums have surged following recent hurricane seasons, and condo associations have layered on special assessments tied to Florida’s post-Surfside milestone inspection and reserve requirements. These costs squeeze margins on condo rentals in particular — factor assessments into rent-setting before you commit to a lease term.
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 Pembroke Pines Landlords File
Pembroke Pines 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 Pembroke Pines — 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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