Florida Eviction Notice Templates

3-day pay-or-quit · 3-day cure-or-quit · 30-day / 60-day no-fault, under Fla. Stat. § 83 Part II (Residential Tenancies)

Florida Notice Requirements at a Glance¹

Notice Type	Days	Statute	Notes
Non-payment of rent	3	Fla. Stat. § 83.56(3)	3 days excluding Saturdays, Sundays, and legal holidays. The day of service does not count. The demand must state the exact rent owed, not late fees or utility passthroughs. The single most common way Florida landlords lose evictions is by miscounting these days.
Material non-compliance (curable)	7	Fla. Stat. § 83.56(2)(b)	7 days to cure the violation (unauthorized pet, unauthorized occupant, repeat lease violation). If the tenant cures within 7 days, the tenancy continues. If they do not, the landlord may proceed to file.
Material non-compliance (non-curable)	7	Fla. Stat. § 83.56(2)(a)	7 days unconditional quit for intentional destruction, repeat material breaches, or conduct that constitutes a violation of law. No cure right. Florida courts read non-curable narrowly; document the specific conduct, not your conclusion about it.
End of lease term, month-to-month	15	Fla. Stat. § 83.57(3)	15 days for a month-to-month tenancy. Notice may be given by either party. No cause required, but local ordinances in some counties (Miami-Dade, Orange) add notice or just-cause overlays.
Squatter or unauthorized occupant (no rental agreement)	0	Fla. Stat. § 82.036 (HB-621, 2024)	Fast-track sheriff removal for occupants who never had a rental agreement. Owner files a verified complaint with the sheriff, who serves a notice to vacate and stands by while the owner changes the locks. Days, not weeks. Misuse to remove an actual tenant is a separate cause of action; verify the occupant truly qualifies before invoking.

Notice Type

Days

Statute

Notes

Non-payment of rent

Fla. Stat. § 83.56(3)

3 days excluding Saturdays, Sundays, and legal holidays. The day of service does not count. The demand must state the exact rent owed, not late fees or utility passthroughs. The single most common way Florida landlords lose evictions is by miscounting these days.

Material non-compliance (curable)

Fla. Stat. § 83.56(2)(b)

7 days to cure the violation (unauthorized pet, unauthorized occupant, repeat lease violation). If the tenant cures within 7 days, the tenancy continues. If they do not, the landlord may proceed to file.

Material non-compliance (non-curable)

Fla. Stat. § 83.56(2)(a)

7 days unconditional quit for intentional destruction, repeat material breaches, or conduct that constitutes a violation of law. No cure right. Florida courts read non-curable narrowly; document the specific conduct, not your conclusion about it.

End of lease term, month-to-month

Fla. Stat. § 83.57(3)

15 days for a month-to-month tenancy. Notice may be given by either party. No cause required, but local ordinances in some counties (Miami-Dade, Orange) add notice or just-cause overlays.

Squatter or unauthorized occupant (no rental agreement)

Fla. Stat. § 82.036 (HB-621, 2024)

Fast-track sheriff removal for occupants who never had a rental agreement. Owner files a verified complaint with the sheriff, who serves a notice to vacate and stands by while the owner changes the locks. Days, not weeks. Misuse to remove an actual tenant is a separate cause of action; verify the occupant truly qualifies before invoking.

3-Day Notice to Pay Rent or Quit

Use when rent is past due. The tenant has 3 days (excluding the day of service) to pay in full or vacate. Do not accept partial payment after serving without written documentation of your intent to reserve rights.

TO: [Tenant Full Name(s)]
PROPERTY ADDRESS: [Full street address, unit #, Florida]

NOTICE TO PAY RENT OR QUIT

YOU ARE HEREBY NOTIFIED that the rent for the above premises is past due and unpaid as follows:

  Rental period: [Month / Year]
  Monthly rent: $[Amount]
  TOTAL DUE: $[Amount]

You are required to pay the full amount stated above OR vacate the premises within 3 DAYS of service of this notice, excluding the day of service, weekends, and judicial holidays.

Payment may be made to:
[Landlord / Property Manager Name]
[Mailing address or payment portal URL]

Failure to pay or vacate within the time stated will result in the initiation of unlawful detainer (eviction) proceedings to recover possession, past-due rent, court costs, and attorney fees.

Dated: _______________    Landlord/Agent: _______________
Statute: Fla. Stat. § 83 Part II (Residential Tenancies)

3-Day Notice to Cure Violation or Quit

Use when a tenant has violated a specific lease term (unauthorized pet, occupant, nuisance, etc.). Cite the exact lease clause violated. The tenant has 3 days to cure or vacate.

TO: [Tenant Full Name(s)]
PROPERTY ADDRESS: [Full street address, unit #, Florida]

NOTICE TO PERFORM COVENANT OR QUIT

YOU ARE HEREBY NOTIFIED that you have violated the following covenant(s) of your rental agreement:

Violation: [Describe specific breach, e.g., "You are maintaining an unauthorized dog on the premises in violation of Section 12 of your Lease Agreement dated [Date], which prohibits pets without prior written consent."]

You are required to CURE this violation OR vacate and surrender possession within 3 DAYS of service of this notice, excluding the day of service, weekends, and judicial holidays.

To cure, you must: [State specific required action, e.g., "Remove the dog from the premises and provide written confirmation to landlord within three days."]

Failure to cure or vacate will result in forfeiture of your lease and initiation of unlawful detainer proceedings.

Dated: _______________ Landlord/Agent: _______________
Statute: Fla. Stat. § 83 Part II (Residential Tenancies)

30-Day / 60-Day Notice to Terminate Tenancy

Use for no-fault termination of a month-to-month tenancy. Florida requires 30 days for tenancies under one year and 60 days for tenancies of one year or more.

TO: [Tenant Full Name(s)]
PROPERTY ADDRESS: [Full street address, unit #, Florida]

NOTICE OF TERMINATION OF TENANCY, [30 / 60] DAYS

YOU ARE HEREBY NOTIFIED that your tenancy of the above premises is terminated effective [30 / 60] DAYS from service of this notice. You must vacate and surrender possession no later than: [Computed Date].

Failure to vacate by the stated date may result in unlawful detainer proceedings.

Dated: _______________ Landlord/Agent: _______________
Statute: Fla. Stat. § 83 Part II (Residential Tenancies)

How to Serve Notices in Florida

1st Personal service, hand directly to tenant

2nd Substituted service, leave with adult + mail copy

3rd Post-and-mail, affix to entrance + mail copy

Always document service in writing: date, time, method, and who received it. Use a process server for contested evictions. Email service is not valid in Florida unless the tenant has separately agreed in writing.

Notice validity checklist: Correct tenant name(s), exact amount owed, proper notice period, specific statute cited, correct service method, documented proof of service. One missing element can void the notice and restart the clock.

Sources

Fla. Stat. § 83 Part II (Residential Tenancies); individual statutes as cited inline. Last reviewed April 17, 2026.

Florida Eviction Notice Templates

Florida Notice Requirements at a Glance¹

3-Day Notice to Pay Rent or Quit

3-Day Notice to Cure Violation or Quit

30-Day / 60-Day Notice to Terminate Tenancy

How to Serve Notices in Florida

Other Guides for Florida

Florida landlord tools

Notice Templates for Other States

Florida Eviction Notice Templates

Florida Notice Requirements at a Glance1

3-Day Notice to Pay Rent or Quit

3-Day Notice to Cure Violation or Quit

30-Day / 60-Day Notice to Terminate Tenancy

How to Serve Notices in Florida

Other Guides for Florida

Florida landlord tools

Notice Templates for Other States

Florida Notice Requirements at a Glance¹