Broward County has four courthouses, and unlike some Florida counties, you can't just walk into whichever one is closest. The Clerk requires county civil cases, including evictions, to be filed at the location set by a local administrative order. File in the wrong place and your case can be delayed before it even starts. Broward also asks for extra copies and two sets of envelopes, and contested eviction cases can be sent to mediation.
This guide walks you through each step of the process, the Broward County Florida-specific requirements you need to know, and the mistakes that get cases dismissed.
Most landlords delay their eviction by filling out forms incorrectly.
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Step 1 — Serve a Valid 3-Day Notice
The process begins with a written 3-Day Notice to Pay or Vacate. The notice must state the exact amount of rent owed (do not include late fees unless your lease explicitly allows it), the date the notice was given, and the name and address of both the landlord and the tenant. You deliver it by hand, by posting it on the door, or by certified mail.
Important: The three days are business days only. Saturdays, Sundays, and Florida legal holidays do not count. Keep a copy — you will need it when you file.
Step 2 — Wait the Full 3-Day Period
Do not file before the notice period has fully expired. Filing even one day early can get your case dismissed and restart the clock. If Day 3 falls on a weekend or holiday, the period extends to the next business day.
One critical trap: if your tenant offers partial payment during the notice period and you accept it — even as a goodwill gesture — you may legally invalidate your 3-day notice under Florida law and have to start over. Do not accept any payment unless it is the full amount owed.
Step 3 — CHOOSE THE RIGHT BROWARD COURTHOUSE
Broward County Clerk of Courts, County Civil Main line: (954) 831-6565 Central Courthouse (Fort Lauderdale) Judicial Complex, West Building, 201 S.E. 6th Street, Fort Lauderdale, FL 33301
North Regional Courthouse (Deerfield Beach) 1600 W. Hillsboro Blvd., Deerfield Beach, FL 33442
South Regional Courthouse (Hollywood) 3550 Hollywood Blvd., Hollywood, FL 33021
West Regional Courthouse (Plantation) 100 N. Pine Island Road, Plantation, FL 33324
Which one do you use?
The Clerk directs landlords to Administrative Order AO-2025-40-CO, which sets where county civil cases are filed. Check it, or call the Clerk, before you file. You can also file online through the Florida Courts E-Filing Portal. Clerk's eviction information: browardclerk.org/Divisions/CountyCivil
Broward's filing requirements are specific.
Bring: - Three copies of the complaint, summons, and any lease or notice you're attaching. One stamped envelope addressed to each tenant. The filing fee, plus the summons fee for each tenant (check the Clerk's Fees and Costs page for current amounts) The Clerk sells a Tenant Eviction Forms package online and at County Civil courthouse locations. Deputy clerks can explain the filing process, but they can't fill out forms for you
Step 4 — The Tenant Is Served and Has 5 Business Days to Respond
Once served, the tenant has five days, not counting weekends and legal holidays, to file a written response with the Clerk.
If the tenant doesn't respond, move to Step Five. If the tenant does respond, be ready for mediation. Broward has a local administrative order (AO-2021-6-CO) on referring residential eviction cases to mediation.
Mediation adds time, but many cases settle there with a move-out date both sides agree to.
Step 5 — Default Judgment and Final Judgement
File your motion for default and proposed final judgment for possession. Include two stamped envelopes: one addressed to the tenant and one addressed to yourself, so the Clerk can mail the final judgment and writ of possession.
Step 6 — Obtain the Writ of Possession and Schedule Sheriff Lockout
Broward asks for two writs of possession, along with a $90 fee payable to the Broward Sheriff. Broward Sheriff's Office, Civil Division 2601 W. Broward Blvd., Fort Lauderdale, FL 33312 Mailing: P.O. Box 9507, Fort Lauderdale, FL 33310 Phone: (954) 831-8787
The Sheriff posts the writ, which gives the tenant 24 hours to leave, then schedules the turnover of your property.
Waiting too long? If the writ has been posted but you haven't received a turnover date after about two weeks, call the Civil Division at (954) 831-8787 and ask about your writ of possession.
Important: Even if a tenant appears to have already moved out voluntarily, it is strongly advisable to have the writ formally executed by the sheriff. This formally ends their legal right to occupy the property and prevents any future claim that they still had possession.
Q: Which courthouse do I file at in Broward County?
A: Broward has four: Central (Fort Lauderdale), North (Deerfield Beach), South (Hollywood), and West (Plantation). The Clerk requires county civil cases to be filed at the location set by Administrative Order AO-2025-40-CO. You can also file online through the Florida Courts E-Filing Portal.
Q: My rental is in Hollywood (or Pompano Beach, Coral Springs, Miramar). Where do I file?
A: All of these cities are in Broward County, so you file with the Broward County Clerk. Check the administrative order or call the Clerk at (954) 831-6565 to confirm which courthouse handles your property's area.
Q: Do weekends count in a Florida 3-day eviction notice?
A: No. Saturdays, Sundays, and Florida legal holidays are excluded from the 3-day count. Only business days count.
Q: What happens if I accept partial rent after serving a 3-day notice in Florida?
A: Accepting any partial payment after serving the notice can legally invalidate the notice under Florida law, requiring you to start the process over. Do not accept payment unless it is the full amount owed.
Q: Will my Broward eviction go to mediation?
A: If the tenant files a response, the case may be referred to mediation under Broward's local administrative order. If the tenant doesn't respond, you can request a default without mediation.
Q: How much does it cost to file an eviction in Broward County, FL?
A: The filing fee is approximately $185, plus $10 per defendant for summons issuance, plus a $90 sheriff's fee for the writ of possession.
Q: Can a tenant stop the eviction by paying after I file?
A: The tenant can deposit the full amount of disputed rent into the Court Registry within 5 business days of being served. If they do, the case may be dismissed. Once a default judgment is entered, payment generally does not stop the process.
Q: What happens after a writ of possession is issued in Broward County, FL?
A: The writ is delivered to the BSO Civil Division. Once it is posted on the property, the tenant has 24 hours to vacate. If they do not leave, the sheriff will authorize you to remove belongings and change the locks.
Q: What is the difference between possession-only and possession plus rent eviction in Broward County?
A: A possession-only eviction (form 1.923(a)) asks the court solely to remove the tenant. A possession plus rent case (form 1.923(b)) also seeks a money judgment for unpaid rent. Possession-only cases move faster and are simpler to file without an attorney.
Evictions Done For You is a document preparation service, not a law firm. Nothing on this page constitutes legal advice. For questions about your specific situation, consult a licensed Florida attorney.