Dealing with Difficult Tenants in Florida: Your Rights, Remedies, and Legal Options
By Jacqueline Salcines, Esq.
As a landlord in Florida, managing investment property should be a path to financial freedom — not a constant source of stress. But when tenants become difficult, non-compliant, or outright combative, it’s important to know where your legal boundaries lie and how to enforce your rights quickly and effectively.
At Salcines Law, we’ve helped landlords across South Florida navigate all types of tenant disputes — from persistent complaints and late payments to full-scale evictions — all while staying fully compliant with Florida’s Landlord-Tenant Act (Chapter 83, Florida Statutes).
Common Complaints from Difficult Tenants
Difficult tenants often create issues such as:
- Making excessive or baseless repair requests
- Disrupting neighbors or violating HOA rules
- Damaging property or refusing access for inspections
- Habitual late or non-payment of rent
- Filing unfounded complaints with code enforcement or city inspectors
While tenants have rights under Florida law, so do landlords — and enforcing them starts with understanding the proper notice procedures.
The Power of the 7-Day Notice
Florida law provides landlords with several tools to address tenant misconduct — the most effective of which is the 7-Day Notice to Cure or Vacate.
Under Fla. Stat. § 83.56(2), this notice gives the tenant seven days to either correct a non-compliance (such as unauthorized pets, disruptive behavior, or lease violations) or vacate the premises.
If the tenant fails to comply, the landlord can then proceed with an unlawful detainer or eviction lawsuit, depending on the nature of the lease breach.
Eviction for Non-Payment Can Move Fast
When it comes to non-payment of rent, Florida law is clear. Landlords may serve a 3-Day Notice to Pay or Vacate (under Fla. Stat. § 83.56(3)), which gives the tenant three business days to pay all past-due rent or face immediate eviction proceedings.
If payment is not made within that window, the landlord can file an eviction lawsuit, and if uncontested, a writ of possession can often be issued by the court in as little as 7–10 business days.
Your Legal Team in Difficult Situations
At Salcines Law, we take the emotion out of the process and focus on protecting your property and bottom line. With over 26 years of experience in Florida real estate and landlord-tenant law, we help landlords:
- Draft enforceable lease agreements
- Serve proper statutory notices (3-day and 7-day)
- Represent them in eviction court
- Respond to tenant complaints and city violations
- Avoid common legal pitfalls that can delay or derail evictions
Don’t Let a Difficult Tenant Control Your Investment
Difficult tenants are a business challenge — not a personal one. With the right legal strategy and experienced counsel, you can regain control of your property and move forward with confidence.
Jacqueline Salcines, Esq.
Real Estate Attorney | Accountant | Landlord Advocate
📍 Based in Coral Gables | Serving Landlords Statewide
🌐 www.salcineslaw.com
📞 Schedule a confidential landlord consultation today
“Never Close Alone.”