{
    "dataset": "Homzora Florida Notice Periods and Eviction Process 2026",
    "jurisdiction": "State of Florida",
    "scope": "The notice a landlord must give before ending a tenancy, raising rent or beginning an eviction, under sections 83.56 and 83.57 of the Florida Statutes.",
    "the_headline": "Three days for nonpayment, excluding weekends and holidays. Seven days to cure a lease violation. Thirty days to end a month to month tenancy or raise its rent, up from fifteen since July 2023. Sixty days for a year to year tenancy.",
    "compared": "Florida is among the faster eviction jurisdictions in the country, with a typical nonpayment case running roughly three to six weeks from notice to writ. The contrast with Chicago is sharp: Chicago requires up to 120 days notice before a rent increase depending on tenancy length, where Florida requires 30 regardless.",
    "strict_compliance": "Florida prescribes the wording of the three day notice. Courts void notices that omit the statutory language about excluding Saturdays, Sundays and legal holidays. A procedurally defective notice fails regardless of whether the rent is genuinely owed.",
    "basis": "Compiled from published summaries of sections 83.56 and 83.57. Where sources agreed, they agreed closely. The Miami-Dade preemption entry rests on a single 2026 practitioner source and is labeled as such.",
    "sources": [
        "Published practitioner summaries of Florida Statutes sections 83.56 and 83.57, 2026",
        "Published guidance on House Bill 1417 and the 2023 amendment to section 83.57"
    ],
    "verified": "2026-09-13",
    "note": "The legislature amended section 83.56 as recently as 2025. Verify against current statutory text before relying on any deadline. This is not legal advice and does not evaluate any particular tenancy. If you have been served with a notice, contact a Florida attorney or a legal aid organization.",
    "license": "CC BY 4.0 for the Homzora compilation.",
    "methodology": "https://homzora.co/miami/guides/methodology/",
    "rows": [
        {
            "provision": "Fla. Stat. 83.56(3)",
            "subject": "Nonpayment of rent",
            "what_it_requires": "A three day notice to pay or vacate. The three days exclude Saturdays, Sundays and legal holidays.",
            "key_figure": "3 days",
            "notes": "Florida prescribes a statutory form for this notice. County courts routinely void notices that omit the weekend and holiday language, so the wording matters as much as the timing."
        },
        {
            "provision": "Fla. Stat. 83.56(2)(a)",
            "subject": "Curable lease violation",
            "what_it_requires": "A seven day notice to cure, giving the tenant seven days to correct the violation.",
            "key_figure": "7 days",
            "notes": "Used where the breach is something the tenant can fix."
        },
        {
            "provision": "Fla. Stat. 83.56(2)(b)",
            "subject": "Non curable violation",
            "what_it_requires": "Where the breach is intentional damage, continued unreasonable disturbance, or a repeat of the same violation within twelve months, the landlord may terminate without a cure opportunity.",
            "key_figure": "no cure period",
            "notes": ""
        },
        {
            "provision": "Fla. Stat. 83.57",
            "subject": "Week to week tenancy",
            "what_it_requires": "Seven days written notice to terminate.",
            "key_figure": "7 days",
            "notes": ""
        },
        {
            "provision": "Fla. Stat. 83.57",
            "subject": "Month to month tenancy",
            "what_it_requires": "Thirty days written notice to terminate.",
            "key_figure": "30 days",
            "notes": "Raised from fifteen days by House Bill 1417, effective 1 July 2023. Any source still saying fifteen days predates the change."
        },
        {
            "provision": "Fla. Stat. 83.57",
            "subject": "Quarter to quarter tenancy",
            "what_it_requires": "Thirty days written notice to terminate.",
            "key_figure": "30 days",
            "notes": ""
        },
        {
            "provision": "Fla. Stat. 83.57",
            "subject": "Year to year tenancy",
            "what_it_requires": "Sixty days written notice to terminate.",
            "key_figure": "60 days",
            "notes": ""
        },
        {
            "provision": "Fla. Stat. 83.57",
            "subject": "Rent increases",
            "what_it_requires": "Florida has no separate rent increase notice statute. A rent change on a periodic tenancy rides on the same notice that ends or alters the tenancy, so a month to month increase needs at least thirty days written notice before the end of the monthly period.",
            "key_figure": "30 days for month to month",
            "notes": "Legally an increase is the end of the old tenancy and an offer of new terms. A tenant who objects can decline to renew but cannot be forced to stay at the new rate."
        },
        {
            "provision": "fixed term",
            "subject": "During a fixed term lease",
            "what_it_requires": "Rent generally cannot be raised mid term unless the written lease contains an explicit escalation clause. An increase happens at renewal only.",
            "key_figure": "no mid term increase",
            "notes": ""
        },
        {
            "provision": "no cap",
            "subject": "Rent amount",
            "what_it_requires": "Florida sets no cap on how much rent may be charged or increased.",
            "key_figure": "no limit",
            "notes": "What the statute governs is notice, not amount."
        },
        {
            "provision": "preemption",
            "subject": "The Miami-Dade 60 day rule",
            "what_it_requires": "Miami-Dade County had enacted a sixty day notice requirement for month to month tenancies. The statewide thirty day rule under section 83.57 now controls.",
            "key_figure": "30 days statewide",
            "notes": "Worth knowing because local guidance may still describe the sixty day figure. Homzora records this as reported by a published 2026 practitioner source and has not examined the preemption question directly."
        },
        {
            "provision": "court process",
            "subject": "Tenant response window",
            "what_it_requires": "Five business days after service of the summons to respond.",
            "key_figure": "5 business days",
            "notes": "A tenant contesting a nonpayment case must generally also deposit the disputed rent into the court registry."
        },
        {
            "provision": "court process",
            "subject": "Writ of possession",
            "what_it_requires": "Typically served within 24 to 48 hours of judgment, with a 24 hour final notice before removal.",
            "key_figure": "24 to 48 hours",
            "notes": "Timings depend on the county rather than the statute."
        },
        {
            "provision": "SB 716",
            "subject": "A change that did not happen",
            "what_it_requires": "A 2026 bill would have extended the nonpayment notice from three days to five business days and voided lease provisions imposing fees during that window. It died in committee on 13 March 2026.",
            "key_figure": "not law",
            "notes": "The three day notice under 83.56 still applies. Included because guidance written in early 2026 may have anticipated the change."
        }
    ]
}