Eviction Lawyers Palm Beach County, FL
Palm Beach County Eviction Attorneys with Local Offices, Evictions for $295
Palm Beach County is the largest county by area in Florida and home to over 200,000 renter-occupied households. With that volume of tenancies comes a steady flow of eviction filings through the county court system. If you own rental property anywhere in Palm Beach County, from Jupiter to Boca Raton, and need a tenant removed, the legal process requires precise notice, correct filing, and coordination with the county court and sheriff’s office.
Kelley, Grant & Tanis Law has two offices in Palm Beach County: our Boca Raton office at 370 Camino Gardens Blvd, Suite 301, and our West Palm Beach office at 1645 Palm Beach Lakes Blvd, Suite 1200-3. We handle every stage of the eviction process, from drafting the notice through coordinating with the Palm Beach County Sheriff’s Office to execute the writ of possession.
Ready to start your eviction? Call 877-871-8300 or contact us online to speak with our team. We’ll review your lease, advise on the correct notice, and begin the filing process.
Although there are many websites and services which promise to file an eviction on your behalf for a very low fee, these services are very limited in what they can do under Florida law. They can help you only if the eviction is uncontested. They are not run by attorneys and they cannot give you legal advice. These services merely help fill out forms on your behalf. If any problems develop, such as the tenant disputing your eviction, you will not be able to continue using their services. You will have to continue the litigation on your own or pay more money to hire an attorney.
Our firm not only files all of the eviction pleadings on your behalf, but we also represent you at any mandatory mediations and hearings. This can become even more important if you happen to live out of state or out of county and own property locally. With a licensed attorney representing you, you never have to face the tenant.
Get legal help! Call our law offices today at 1-877-871-8300.
Steps of the Uncontested Eviction Process:
- Posting of three day notice or seven day notice
- Wait 3 or 7 days, not including weekends and holidays
- Filing of Eviction Lawsuit with the County Court
- Serve tenant with summons
- Wait 5 days
- If tenant does not answer, file Request for Default
- Clerk’s default
- Filing for Final Judgment of Eviction with Judge
- If tenant is still on the property, get writ of possession
- Writ of Possession issued
- Scheduling removal of tenant with Sheriff
The Contested Eviction Process:
The tenant has 5 days (excluding Saturdays, Sundays, and Legal Holidays) to file an answer to a landlord’s complaint. If the tenant files an answer to your complaint, the eviction becomes contested. An answer can be any type of response, even a handwritten note from the tenant to the Judge. If an answer has been submitted it is strongly advised that you retain an attorney.
After filing an answer, the case can take many unpredictable turns, depending on what the tenant said in the answer. This can lead to protracted litigation, hearings, mediation, and even trial. An attorney can help you navigate through this process and avoid the countless legal pitfalls that you may encounter. This is especially true if the tenant has paid representation or legal aid.
If you don’t have an attorney you risk losing out on rent and damages that may be due to you. In addition, you may end up having your case dismissed and having a tenant living in your property for free.
Get legal help! Call our law offices today at 1-877-871-8300.
This information applies to an uncontested tenant eviction for possession only.
Generally, an uncontested eviction can take 4 to 5 weeks to complete. Depending on the circumstances of your case, this period may be longer or shorter.
FEES & COSTS
| ONE TENANT | TWO TENANTS | THREE TENANTS | |
|---|---|---|---|
|
Court Filing Fee |
$190.00 |
$190.00 |
$190.00 |
|
Summons |
$10.00 |
$20.00 |
$30.00 |
|
Process Server |
$40.00 |
$80.00 |
$120.00 |
|
Attorney Fees |
$295.00 |
$295.00 |
$295.00 |
| Total Cost |
$535.00 |
$585.00 |
$635.00 |
Optional Services
- Upon retaining us for your eviction, we will send you a Three-Day Notice and helpful checklist at no extra cost. A fee of $80 will be charged if you would like the Firm to draft and serve a Three Day Notice or Thirty Day Notice on your tenant.
- If you choose to sue for back-rent or damage to the Premises, please contact us to discuss fees and costs.
- If this becomes a Contested Eviction Process, applicable Attorney Fees and other costs will apply.
Refund Policy
In the event that the Tenant pays or leaves within the three-day or seven-day notice period, prior to the filing of the case with the Court, then the entire amount of attorney fees is refundable less $150.00 for pre-suit legal advice. Any incurred costs for preparation
Frequently Asked Questions
- What can I do if my tenant has not paid the rent?The tenant must be served with a three-day notice demanding that the rent be paid or the tenant surrender possession of the premises within three days (excluding the day of service, weekends and holidays), unless the lease gives a different timeframe.
- How do I evict a month to month tenant?You must serve the tenant with a notice stating that the month-to-month tenancy is terminated and demanding that the tenant surrender possession at the end of the monthly period. The notice must be served at least fifteen (15) days before the end of the monthly period, and the termination date on the notice must be the last day of a monthly period.
- My tenant has failed to comply with the terms of the lease, other than non-payment of rent, and I want to evict. What can I do?If the tenant has failed to comply with material provisions of the lease, or reasonable rules and regulations governed by the Florida Statutes then the law states:
If the non-compliance is such that the tenant should be given an opportunity to cure the non-compliance, the landlord must serve the tenant with a seven day notice to cure or vacate, stating the non-compliance, and stating that the tenant has seven days to correct the non-compliance or else the lease is deemed terminated and the tenant shall vacate upon such termination. Examples of such non-compliance include but are not limited to, unauthorized guests, pets or vehicles; failing to keep the premises clean and sanitary; disturbance of other tenants by loud noises. In addition, the notice should state that if the tenant repeats the same conduct or conduct of a similar nature within twelve months, the tenancy is subject to termination without a further opportunity to cure.
- How do I serve a three-day notice, a seven-day notice or any of the other required notices?You may serve the notice yourself, or have it served by a process server that works with our firm. It is best to use a licensed process server since it eliminates mistakes and the process server will be perceived by the court as an impartial party with no stake in the matter. If you do it yourself, it’s best to have some proof that you served the notice.
- I posted a three-day notice, but the time has expired and the tenant has not paid nor vacated the premises. What happens next?
- After the period for a notice has expired, you should have an attorney file a Complaint for Removal of tenant which is served with a Summons on the tenant by the Sheriff or by a certified process server.
- The tenant has five days, excluding the day of service, weekends and holidays, to file an answer.
- If an answer is filed by the tenant, a hearing must be scheduled.
- If no answer is filed by the tenant, the attorney submits a Motion For Default, a Non-Military Affidavit, Final Judgment, and Writ of Possession.
- The Clerk enters a Default and the judge reviews the file.
- If everything is in order, the judge signs the Final Judgment.
- The file is sent back to the Clerk’s office and the Clerk’s office issues a Writ of Possession which is then sent to the Sheriff.
- The Sheriff then posts a twenty-four hour notice on the premises.
- The Sheriff will then call the landlord or the landlord’s designated agent to inquire whether the tenant has vacated the premises. If the tenant has not vacated, the sheriff will accompany the landlord at a specified date and time, to keep the peace.
- With the Sheriff present, the landlord may remove the tenant’s personal belongings from the premises.
- Can I remove a tenant myself?No, you must follow the steps outlined by the Florida Statutes, which prohibit the landlord from directly or indirectly terminating or interrupting any utility service furnished the tenant, including but not limited to, water, heat, light, electricity, gas, elevator, garbage collection or refrigeration, whether or not the utility service is under the control of or payment is made by the landlord.
You also cannot prevent the tenant from gaining reasonable access to the premises by any means such as changing the locks. You may not remove the tenant’s personal belongings from the premises unless it is after the tenant surrendered possession of the premises; after the tenant has abandoned the premises; or after a lawful eviction.
If you violate any of the above, you may be liable to the tenant for damages or three months rent, whichever is greater, plus costs and attorney’s fees.
- How long will it take to evict a non-paying tenant?The time required to evict a non-paying tenant in an uncontested eviction action can range from 4 to 6 weeks, depending on the particulars of the case and the Court’s busy schedule.
- What is the difference between an uncontested eviction and a contested eviction?Uncontested means the tenant does not dispute the eviction. If the tenant disputes the eviction and files any sort of answer, the eviction becomes contested. For example, if you sue to evict a tenant for nonpayment of rent and the tenant writes a letter to the court stating that he or she sent you the check, it becomes contested.
- I want to sue for back rent. What do I need to do?Keep in mind that it’s sometimes difficult to collect judgments against tenants. However, if you decide to sue for unpaid rent, add a count to your Complaint for unpaid rent. If the tenant does not dispute the amount of rent due, the Court will also issue a judgment for the amount of rent demanded in the Complaint.
What a Palm Beach County Eviction Costs
Our attorney fee for an uncontested residential eviction is $295. That covers preparing and filing the complaint, all court filings through final judgment, and representation at any hearings. You don’t set foot in a courtroom.
Court costs and service fees are paid separately and depend on the number of tenants named in the complaint:
| Cost | One Tenant | Two Tenants | Three Tenants |
|---|---|---|---|
| Attorney Fee | $295.00 | $295.00 | $295.00 |
| Court Filing Fee | $190.00 | $190.00 | $190.00 |
| Summons | $10.00 | $20.00 | $30.00 |
| Process Server | $40.00 | $80.00 | $120.00 |
| Total | $515.00 | $565.00 | $615.00 |
Optional add-ons: We can draft and serve a Three-Day or Thirty-Day Notice on your behalf for $80. If you retain us for the eviction, we send you the notice and a step-by-step checklist at no extra cost.
Refund policy: If the tenant pays or vacates during the notice period before we file with the court, all attorney fees are refunded minus $150 for pre-suit legal advice.
Want to sue for back rent or property damage? Contact us to discuss additional fees and costs.
How Long a Palm Beach County Eviction Takes
An uncontested eviction, where the tenant doesn’t file an answer, typically takes four to five weeks from the date we file the complaint with the Palm Beach County Clerk of the Circuit Court. Contested cases take longer depending on whether the tenant raises defenses or takes the case to trial.
| Uncontested | Contested | |
|---|---|---|
| Timeline | 4–5 weeks | 6 weeks to several months |
| Tenant response | None filed within 5 business days | Any written response, even a handwritten note to the judge |
| Court appearances | Typically none required from the landlord | Hearings, possible trial |
| Attorney involvement | We handle all filings and coordinate with the sheriff | We represent you in all proceedings, motions, and negotiations |
| Risk without a lawyer | Moderate; paperwork errors cause delays | High; procedural mistakes can result in dismissal and you paying the tenant’s attorney fees |
If the tenant files any kind of answer, the eviction is contested. At that point, the court schedules a trial at which both parties can present their case. If the tenant has legal aid or hired counsel and you don’t, the court won’t cut you slack on procedural requirements.
The Palm Beach County Eviction Process Step by Step
Florida landlords must follow the procedures in Chapter 83 of the Florida Statutes. There are no shortcuts. Self-help evictions (changing locks, cutting utilities, removing belongings) are illegal and can result in you owing the tenant three months’ rent plus their attorney fees.
Step 1: Serve the Correct Notice
The type of notice depends on why you’re evicting:
Three-Day Notice, used for nonpayment of rent. The tenant has three days (excluding weekends and legal holidays) to pay in full or vacate. This is the most common notice type. Download our Three-Day Notice form with instructions.
Seven-Day Notice to Cure, used for lease violations other than nonpayment, including unauthorized pets, guests, vehicles, noise, property damage, or failure to maintain the unit. The tenant gets seven days to fix the problem or leave.
Seven-Day Unconditional Quit Notice, used for repeated violations of the same type within 12 months, or for violations that cannot be cured.
Thirty-Day Notice, used to terminate a month-to-month tenancy. Under Florida’s 2023 preemption law (Section 83.425, F.S.), the statewide notice period is 30 days.
Step 2: File the Eviction Complaint
If the tenant doesn’t comply with the notice, we file a Complaint for Removal of Tenant with the Palm Beach County Clerk of the Circuit Court & Comptroller in the County Civil Division. The filing fee is $190 for an eviction-only action. The main courthouse is located at 205 North Dixie Highway in West Palm Beach.
Step 3: Serve the Tenant with a Summons
The tenant must be formally served, either by the Palm Beach County Sheriff’s Office or a licensed process server. Once served, the tenant has five business days to file an answer.
Step 4: Obtain Judgment
If no answer is filed: We request a default from the clerk, submit a Non-Military Affidavit, and file for Final Judgment of Eviction. Once the judge signs, the clerk issues a Writ of Possession.
If an answer is filed: The court schedules a trial. We represent you through all proceedings and present your case to the judge.
Step 5: Writ of Possession and Sheriff Removal
The Palm Beach County Sheriff’s Office posts a 24-hour notice on the property. If the tenant still hasn’t left, the sheriff returns with the landlord (or the landlord’s representative) to supervise the removal of the tenant’s belongings from the premises. The sheriff’s fee for service of the writ of possession in Palm Beach County is $90, payable by cashier’s check, bank check, or money order.
Why Use an Attorney Instead of a Document-Preparation Service
Online eviction-filing services charge less, but they can only help you if everything goes perfectly. They are not law firms. They cannot give you legal advice, represent you in court, or handle a contested case.
If the tenant files an answer, the service can’t help you. You’ll need to either represent yourself or hire a lawyer at that point, often at a higher cost and with a longer delay than if you’d retained counsel from the start.
Our firm handles the entire process from notice through possession. With offices in both Boca Raton and West Palm Beach, we’re local to the courts and familiar with how Palm Beach County judges handle eviction cases. Under landlord-tenant law, procedural compliance is everything, and having an attorney who files regularly in this county makes a measurable difference in how quickly your case moves.
Grounds for Eviction in Palm Beach County
Florida law permits landlords to file for eviction after proper written notice for any of the following:
- Nonpayment of rent, the most common reason. A Three-Day Notice must be served first.
- Lease violations, including unauthorized occupants, pets, or vehicles; noise disturbances; failure to maintain the property; or unapproved alterations.
- Illegal activity, such as drug manufacturing, assault, or other criminal conduct on the premises.
- Holdover tenancy, where the lease has expired and the tenant refuses to leave after receiving proper notice.
- Termination of month-to-month tenancy, which requires 30 days’ written notice under current Florida law.
If you’re unsure which notice type applies to your situation, call our office before serving anything. The wrong notice restarts the clock.
Palm Beach County Eviction FAQ
How long does it take to evict a tenant in Palm Beach County?
An uncontested eviction typically takes four to five weeks from the date the complaint is filed. If the tenant contests, the timeline extends to six weeks or longer depending on the complexity of the case and the court’s calendar.
How much does it cost to hire an eviction lawyer in Palm Beach County?
Kelley, Grant & Tanis charges a $295 attorney fee for an uncontested residential eviction. Court filing fees, summons, and process server costs are additional, bringing the total to approximately $515 for a single-tenant eviction. Contested evictions involve additional fees depending on the complexity of the case.
Can I evict a month-to-month tenant in Palm Beach County?
Yes. Under Florida law, a month-to-month tenancy can be terminated with 30 days’ written notice. The notice must be served at least 30 days before the start of the next rental period. If the tenant does not vacate by the termination date, you can file for eviction.
What happens if the tenant contests the eviction?
If the tenant files any written response within five business days of being served, the eviction becomes contested. The court will schedule a trial at which both parties present their case. In Palm Beach County, tenants may have access to free legal assistance through the Legal Aid Society of Palm Beach County, which makes having your own legal representation especially important.
Can I change the locks or shut off utilities to remove a tenant?
No. Self-help evictions are illegal in Florida. Landlords cannot change locks, remove doors, shut off water or electricity, or remove a tenant’s personal property without a court order. A landlord who does this can be held liable for three months’ rent or actual damages (whichever is greater), plus the tenant’s attorney fees.
Where are eviction cases filed in Palm Beach County?
Eviction complaints are filed with the Palm Beach County Clerk of the Circuit Court & Comptroller in the County Civil Division. The main courthouse is at 205 North Dixie Highway in West Palm Beach. Writs of possession are executed by the Palm Beach County Sheriff’s Office.
Does Kelley, Grant & Tanis have an office in Palm Beach County?
Yes. We have two offices in Palm Beach County: our Boca Raton office at 370 Camino Gardens Blvd, Suite 301, Boca Raton, FL 33432, and our West Palm Beach office at 1645 Palm Beach Lakes Blvd, Suite 1200-3, West Palm Beach, FL 33401.
What is Florida’s landlord-tenant preemption law?
Section 83.425, F.S., effective July 1, 2023, preempts local governments from imposing landlord-tenant regulations beyond what Chapter 83 already covers. It established a uniform 30-day notice period for terminating month-to-month tenancies statewide and eliminated local ordinances that imposed additional requirements on landlords.
How do I start an eviction with Kelley, Grant & Tanis?
Call 877-871-8300 or contact us online. We’ll review your lease, advise on the correct notice, and begin the filing process.
About Evictions in Palm Beach County
Palm Beach County is the largest county by area in Florida and the third most populous, with approximately 1.5 million residents. The county contains over 200,000 renter-occupied households spread across 39 municipalities, from Jupiter and Palm Beach Gardens in the north to Boca Raton and Delray Beach in the south. According to Legal Services Corporation data, Palm Beach County is part of the South Florida tri-county metro (alongside Miami-Dade and Broward) that collectively processes tens of thousands of eviction filings annually.
Eviction complaints in Palm Beach County are filed with the Clerk of the Circuit Court & Comptroller. The main courthouse is located at 205 North Dixie Highway in West Palm Beach. The Clerk’s office provides eviction forms and a Self Service Center for self-represented parties, though the Clerk cannot provide legal advice. Writs of possession are executed through the Palm Beach County Sheriff’s Office. The Palm Beach County Property Appraiser maintains public records that landlords may need when verifying ownership details or property classifications before filing.
Palm Beach County’s rental market ranges from luxury waterfront condos in Palm Beach and Boca Raton to single-family rentals in Wellington, Royal Palm Beach, and Lake Worth Beach. All eviction cases file through the same county court system, though processing times can vary with the court’s caseload.
Kelley, Grant & Tanis, Palm Beach County Eviction Attorneys
Our firm is based in Palm Beach County with offices in both Boca Raton and West Palm Beach. We are members of the Florida Bar Association, and our practice areas include evictions, real estate law, title insurance, and estate planning.
If you own rental property in Palm Beach County and need a tenant removed, we can help. As a local firm filing regularly in this county’s courts, we know the procedures, the judges, and the pace of the system.
Call 877-871-8300 to discuss your eviction with our team.
Contact Us Today!
Fill out the form below and we will be in touch with you as soon as possible.
Recent Posts
- New FinCEN Residential Real Estate Reporting Rule Effective March 1, 2026
- Association Planning Calendar 2026
- Commercial Lease Disputes in West Palm Beach: Tenant Rights and Landlord Remedies
- Estate Planning for West Palm Beach Retirees: Avoiding Probate in Palm Beach County
- Converting West Palm Beach Properties to Short-Term Rentals: Legal Requirements and Restrictions
Call Us!
Contact Us today to see how we can help.