Miami · Eviction timeline
How long does an eviction take in Miami? (2026 timeline)
Florida is one of the most landlord-friendly eviction jurisdictions in the US — an uncontested Miami-Dade eviction can resolve in 3 to 5 weeks from the first notice to the Sheriff executing the writ. But the process is strictly sequential, and one misstep resets the clock. Here is the complete timeline by stage.
⚠️ This page provides general legal information, not legal advice. Laws change and individual circumstances vary. Consult a licensed attorney for guidance on your specific situation.
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Frequently Asked Questions
How long does an eviction take in Miami-Dade County?
An uncontested Miami-Dade nonpayment eviction — where the tenant files no response — typically takes 3 to 5 weeks: 3-business-day notice period, 1–2 days for filing and summons issuance, 3–7 days for Sheriff service, 5-business-day response window, 3–5 days for default judgment, 1–2 days for writ issuance, and 2–5 days for Sheriff execution. Total calendar days: approximately 21–35.
What happens if the tenant contests the eviction in Miami?
If the tenant files a written response within 5 business days of service of the summons, the court schedules a hearing. If the tenant deposits the disputed rent amount into the court registry, the case cannot proceed until the court resolves the dispute. A contested Miami-Dade eviction that goes to hearing typically takes 6–10 weeks from start to finish, depending on hearing availability.
Can I speed up a Miami eviction?
The fastest way to complete a Miami eviction is to serve a defect-free 3-day notice and file the complaint immediately after the notice expires. Every day of delay after the 3-day period is additional lost rent. Using a certified process server (faster than the Sheriff for initial service in some cases) and filing the moment the tenant's response window closes also reduces delays. A 'cash for keys' arrangement — paying the tenant to leave voluntarily — is often the fastest option of all.
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