Eviction Management Services - Florida Rental Properties
Coordination active from the first notice through the writ of possession.
Local attorneys handle court filings. We manage owner communication and tenant documentation throughout.
Review My Situation
Florida's Eviction Process Has a Strict Order
Every step must happen in the right order, with the right documentation, on the right timeline. That path has no shortcuts.
Issuing the wrong notice, waiting too long, or filing without proper documentation can reset the entire process. For Miami property owners, that delay means real money, often $2,000 to $5,000 or more in lost rent per month.
We issue the required notices correctly, organise documentation, and work with licensed Florida attorneys who handle the court filings. You have one named contact managing communication throughout. Not a call centre, not a ticket queue.
Four stages, and one clear handoff
The right-hand column is the part most owners want answered before they call: who is doing this, and when does it stop being us.
Notice Issuance
For non-payment, the 3-day notice that starts the eviction clock under Chapter 83. For lease violations such as unauthorised occupants or property damage, the 7-day notice giving a defined period to cure or vacate. Both delivered by compliant methods and documented with proof.
3L coordinatesResponse Period
We monitor the notice period, document tenant responses or non-responses, and communicate status. If the tenant pays in full during the window, the notice is resolved. If not, we move immediately without delay.
3L coordinatesAttorney Referral and Court Filing
When the notice period expires without compliance, we connect you with our local Florida attorney partner. They file the eviction in county court using the documentation we've prepared. This stage requires licensed legal representation. We remain your coordination point throughout.
Attorney filesWrit of Possession
After the court rules in the landlord's favour, the county sheriff executes the writ, the order that legally returns possession to you. We coordinate property access, inspection scheduling, and next-step documentation so the property is ready for the transition.
Sheriff executesWe coordinate. Attorneys file and appear. That line never blurs.
What we do
- Review every notice for statutory compliance before delivery: content, language, delivery method, and counting period.
- Log and retain every interaction, communication, and date from day one.
- Prepare the documentation package the attorney files from.
- Track deadlines and manage the timeline across four county court calendars.
- Keep you updated at each stage transition, within 24 hours of any change.
What we never do
- File court documents or appear at hearings. That is legal work, and licensed Florida attorneys handle it.
- Advise or coordinate lockouts.
- Advise or coordinate utility shutoffs.
- Enter a property outside of what Florida law permits.
- Search for an attorney once you need one. Those relationships are already established in Miami-Dade, Broward, and Palm Beach.
She'd sent a text message asking for rent. She thought that counted as notice. It doesn't.
The call I get most often starts the same way: "My tenant hasn't paid in two months. What do I do first?"
A property owner in Kendall had tried to start the process on her own. Under Florida law, a 3-day notice must be delivered in a specific way, with specific language, and the three days are counted by statute, excluding weekends and legal holidays.
She came to us after two months of waiting. The process hadn't started.
We issued the correct notice the same week. The tenant still didn't comply. We connected the owner with our local attorney partner in Miami-Dade, who filed with the county court. The writ of possession was executed within the standard filing window.
From our first call to sheriff's execution: 34 days.
What made the difference wasn't speed. It was starting correctly. That's what coordination does. It eliminates the false starts that cost owners months of additional rent loss.
Ruth Mizrahi, Founder & CEO, 3L Management Group
The statute is uniform. The local execution is not.
Miami-Dade County processes thousands of residential eviction cases annually through the county court system. The timeline is defined by statute, not preference. Serve a 3-day notice incorrectly and the clock doesn't start.
Monroe County follows the same Chapter 83 framework, but the local court calendar and sheriff scheduling add days to the back end. Broward landlords face a different court volume than Palm Beach landlords do.
We operate across all four counties and know the local timelines in each. A correctly started, uncontested eviction typically runs 30 to 45 days from notice issuance to sheriff execution.
You are informed at every stage transition
A lot of landlords hear from their manager once at the beginning and once at the end. Everything in the middle is unclear.
- Notice issuance. You receive the notice, the delivery documentation, and the date the statutory period begins.
- Tenant response period. Compliance, partial payment, or no response, documented and communicated.
- Court filing confirmation. When the attorney files, you know it has happened and what the case reference is.
- Hearing date. Scheduled and communicated as soon as the court sets it.
- Writ scheduling. Sheriff execution timing, plus property access and inspection coordination.
- Anything that changes. If the tenant responds or the situation shifts, you hear within 24 hours.
Coordination across four counties
We serve property owners in Miami, Coral Gables, Kendall, Hialeah, Aventura, North Miami, Miami Beach, Doral, and Cutler Bay.
In Broward we work with landlords in Fort Lauderdale, Hollywood, Pembroke Pines, Miramar, and Plantation. Palm Beach clients include owners in Boca Raton, West Palm Beach, Delray Beach and Boynton Beach, and we coordinate for Key Largo and Islamorada.
What landlords ask when this starts
Does 3L handle the 3-day notice itself, or do I have to serve it?
How long does the full process take from first notice to writ of possession?
What exactly is 3L's role, and where do the attorneys take over?
Can 3L coordinate an eviction if I'm already mid-process and something went wrong?
How is this different from hiring a Florida eviction attorney directly?
Ready to get the process moving correctly?
Call (754) 777-8542 or email info@3lmg.com to review your situation and confirm the correct notice type. We'll respond with a clear outline of next steps. We also handle long-term tenancies and tenant screening across South Florida.
