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Miami-Dade County Eviction Court — Landlord Filing Guide (2025)

Everything Florida landlords need to file a Eviction (Unlawful Detainer) in Miami-Dade County — fees, courthouse info, timeline, and step-by-step process.

$185
Filing fee
2–4 weeks
Hearing wait
4–8 weeks
Total process
E-File ✓
Filing method

🏛️ Miami-Dade County Courthouse Information

⚠️ Miami-Dade County — What Landlords Should Know

Miami-Dade County has a high eviction volume. Florida law requires a 3-day pay-or-quit notice for nonpayment, after which you can file with the clerk. Miami-Dade has tenant protection programs but no rent control.

Need an Eviction Attorney in Miami-Dade County?

Procedural mistakes can get your case dismissed. Get matched with a local Miami-Dade County eviction attorney — free consultation.

Step-by-Step: How to File an Eviction in Miami-Dade County

1

Serve the Required Notice

Before filing, you must serve a written notice. For non-payment of rent, a 3-day Pay or Quit notice is required. For lease violations, serve a 7-day Cure or Quit notice. Make sure the notice is properly formatted and personally served or posted per Florida law.

2

File Your Eviction (Unlawful Detainer) at Lawson E. Thomas Courthouse

After the notice period expires without compliance, file your eviction complaint at the Lawson E. Thomas Courthouse (175 NW 1st Ave., Miami, FL 33128). The filing fee is $185. Bring: your lease agreement, the notice, and proof of service. Online filing is also available at https://www.miami-dadeclerk.com.

3

Serve the Summons on the Tenant

After filing, the court issues a summons. In Miami-Dade County, service is typically handled by the Sheriff's office or a licensed process server for a fee of $40. You must NOT serve the summons yourself — improper service can get your case dismissed.

4

Attend the Court Hearing

Hearings in Miami-Dade County are typically scheduled 2–4 weeks after filing. Attend with all documentation: lease, notices, payment records, and proof of service. If the tenant doesn't appear, you may receive a default judgment. Come prepared to present your case clearly.

5

Obtain and Enforce the Writ of Possession

After a judgment in your favor, request a Writ of Possession from the clerk. The Florida Sheriff's office will serve the writ and oversee removal if the tenant refuses to leave voluntarily. Do NOT change locks or remove property yourself — this constitutes illegal self-help eviction in Florida.

Miami-Dade County Eviction Filing Cost Breakdown

Cost Amount Notes
Court Filing Fee $185 Paid to Miami-Dade County Clerk of Court
Summons Service $40 Sheriff or process server fee
Writ of Possession ~$34–$40 Sheriff enforcement after judgment
Attorney (optional) $400–$1500 Recommended for contested cases

Frequently Asked Questions — Miami-Dade County Evictions

How long does an eviction take in Miami-Dade County?

The typical Miami-Dade County eviction takes 4–8 weeks from serving the initial notice to enforcement — assuming the tenant does not contest. A contested eviction can take significantly longer. Miami-Dade County is generally considered a landlord-friendly jurisdiction.

How much does it cost to file an eviction in Miami-Dade County?

The court filing fee in Miami-Dade County is $185. Additional costs typically include: process service or sheriff fee ($40), Writ of Possession enforcement (~$34–$40), and attorney fees if represented ($400–$1500). Total out-of-pocket without an attorney is typically $259–$265.

What court handles evictions in Miami-Dade County?

Evictions in Miami-Dade County are filed at the Lawson E. Thomas Courthouse, located at 175 NW 1st Ave., Miami, FL 33128. The case type is filed as a Eviction (Unlawful Detainer).

Can I file an eviction online in Miami-Dade County?

Yes, Miami-Dade County accepts electronic filing for eviction cases through https://www.miami-dadeclerk.com. You can file the complaint and pay fees online, though in-person service of process is still typically required.

Do I need a lawyer to evict a tenant in Miami-Dade County?

Florida law allows landlords to represent themselves in eviction court. However, having an attorney reduces the risk of procedural dismissals and improves outcomes, especially in contested cases.

What happens if the tenant doesn't leave after the eviction judgment in Miami-Dade County?

After a judgment in your favor, request a Writ of Possession from the court. The Miami-Dade County Sheriff's office will then execute the writ — notifying the tenant to vacate, and physically removing them if they refuse. Do NOT attempt to remove the tenant yourself; self-help eviction is illegal in Florida.

See full Florida eviction laws and notice requirements.

Florida Eviction Guide for Landlords →

Download the eviction notice you must serve before filing in Florida.

Florida Eviction Notice Templates →

Is your tenant facing eviction in Miami-Dade County? See their rights.

Tenant Rights in Miami-Dade County →

Relevant Florida Statutes