Contact Us:

Daytona: 140 South Beach St., Suite 310, Daytona Beach, FL 32114
Winter Park:  2281 Lee Rd., Suite 102, Winter Park, FL 32789       
Clearwater:    235 N. Garden Ave., Clearwater, FL 33755
Lake Mary: ​1540 International Pkwy, Suite 2000, Lake Mary, FL 32746


(407) 270- 3724          josh@joshadamslaw.com
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Eviction Questions and Answers -            

Q: How long does the eviction process take for failure to pay?
A: We usually estimate 3-5 weeks. 
Q: Can I recover attorneys fees for an eviction?
A: The judge may award them, but collecting may be difficult. If the tenant hasn't paid you the rent they owe, they probably ​won't willing pay your attorney's fees. Also, attorney's fees are not guaranteed. Just another reason to have us draft your least agreement, to make sure this is addressed. 

Q: Can I throw out the tenants property when they leave?
A:  There is a specific statutory notice you must give before doing this. Failure to follow this procedure could open you up to liability for damages. 
Q: What happens to the security deposit after eviction? 
A: Again, there is still a legal process that must be filed. Failure to follow this procedure could open you up to liability for damages. 

Q: What if the tenant attempts to avoid service of eviction summons?

Florida Statutes Section 48.183 relates to service of process in an eviction action. The requirement is that at least two attempts be made, each at least two hours apart, summons may be served by attaching a copy to a conspicuous place on the property described in the complaint or summons. 

• Failure to Pay - When a tenant fails to pay rent, the proper procedure to evict the tenant is to provide a 3 day pay or quit notice. These notices are easy to find on the internet, but when our clients sign a representation agreement with us we recommend that they allow us to provide them will a free template to ensure all the necessary language is included and instruct our clients on how to fill the forms out.  

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• 7 Day Notice Without Opportunity to Cure - When the lease terms are violated in a way that cannot be cured, 7 days notice of the termination of the lease is required prior to filing an eviction with the court. Following the right procedures is very important to ensure the eviction is correctly handled to avoid delays and potential liability on the landlord. 

• 24 Hours to File a Complaint - Our focus is on landlords that may require the services of an eviction attorney either on a rare occasion or on a regular basis. By having an existing agreement in place, we are able to act quickly when a landlord desires to evict a tenant for failure to pay. By the time landlords contact us, they have usually already provided the 3 day pay or quit notice and are ready for a complaint to be filed. With these agreements in place, we make every effort to file the complaint within 24 hours of receiving a copy of the 3 day notice, a copy of the lease agreement, and the standard flat fee per eviction. Our process is quick, predictable, and reliable. 

• Building a Relationship - We know that landlords don't usually look for an eviction attorney until they need one, but we want to build a lasting relationship with landlords. We are not "on retainer" with landlords, but we do encourage landlords to sign representation agreements with us so that if our eviction services are needed in the future, they know what our prices are and what it takes to start the eviction process. This is just another example on how we make our services quick, predictable, and reliable. 

• Breach of Contract - There is more than one type of eviction. Failure to pay is the most common and what we specialize in. However, we can handle other types of evictions. The process for eviction based on a breach of contract other than failure to pay is more complicated and you sure use a lawyer to ensure the eviction is handled properly. 

• Drafting Lease Agreements and Other Documents - Using our services for eviction doesn't mean you should feel pressured to have us draft your lease agreements and other real estate documents. However, we certainly do recommend that you let us draft your documents to ensure that you are legally protected in case you need us if things go wrong later on down the road. 

• Flat Fees - All of our eviction cases bast on failure to pay are based on flat fees. You don't have to wonder what the eviction is going to cost you and you can price the possibility into your lease agreements. We do seek attorney fees and costs in every eviction case, but there is no guarantee that they will be awarded, or if awarded that you will actually recover. 

• Our Fees and Cost - We don't hide our flat fees for eviction. Fees are the money paid to us for our services. Cost are out of pocket expenses that are out of our control. When our clients need our services, they pay the minimum expected amount upfront. Our flat fees are currently as follows:

• What locations do we cover? -  We specialize in Central Florida, including the east coast of Florida covering Brevard and Volusia Counties, and the west coast of Florida including Hillsborough and Pinellas Counties. We have offices in Winter Park, Daytona, Lake Mary, and Clearwater, which enable us to cover all of Central Florida. ​​

Call (407) 270-3724

​Text 1-855-725-2716

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