Tampa Eviction Process: Hillsborough County Step-by-Step

Your tenant hasn't paid rent in 45 days. You've sent texts, left voicemails, taped a note to the door. Now you're Googling "hillsborough county eviction" at 11 PM. Here's what you need to know: Florida Statute 83.56 controls the process. You serve the right notice, wait the statutory period, file in Hillsborough County Court, and the sheriff handles the lockout. Miss one step—wrong notice type, bad service, accepting partial rent after filing—and you start over. The process runs 3–6 weeks if your paperwork is clean and the tenant doesn't contest.

What notice do I serve before filing eviction in Hillsborough County?

You must serve written notice before filing an eviction complaint in Hillsborough County. The notice type depends on the reason for eviction—Florida Statute 83.56 defines four categories. Using the wrong one gets your case dismissed, full stop.

3-day notice (non-payment of rent). Your tenant has 3 business days—not calendar days—to pay the full rent owed or vacate. Weekends and legal holidays don't count. The notice must demand rent only. Don't tack on late fees, utilities, or HOA pass-throughs. Adding anything beyond base rent makes the notice defective, and a defective notice means you're starting over. Use the Hillsborough Clerk's template or have your attorney draft it.

7-day notice (curable violation). For lease violations your tenant can fix—unauthorized pet, noise complaints, parking in the wrong spot, too many occupants. They get 7 days to cure the problem. If they fix it, the notice dies and you can't file. If they don't, you file.

7-day notice (incurable violation). For serious breaches: intentional property damage, illegal activity on the premises, or the same curable violation repeated within 12 months. No cure period. Seven days to vacate.

30-day notice (month-to-month, no cause). Florida Statute 83.57 was amended in July 2023—the notice requirement went from 15 days to 30 days before the end of any monthly period. This applies to both landlords and tenants. You don't need a reason—just proper notice and timing. If your tenant has a fixed-term lease, you wait for expiration or use a cause-based notice.

Electronic notice (HB 615, effective July 2025). Florida now allows notice delivery via email, but only if both parties sign a separate written addendum to the lease. The addendum must state the election is voluntary. Email counts as served when sent. Without the addendum, stick to traditional delivery.

A note on Hillsborough County's Tenant Bill of Rights: the ordinance originally added longer notice requirements locally. HB 1417 (July 2023) preempted local landlord-tenant ordinances statewide—the TBOR is still referenced on the county website, but state law now controls. Follow the state notice periods above. Our guide to the Hillsborough Tenant Bill of Rights covers the full history.

How do I serve an eviction notice in Tampa?

Proper service matters—bad service is the second most common reason eviction cases get thrown out in Hillsborough County. Florida law gives you three methods: hand it to the tenant personally, hand it to another person at the property, or post it on the door and mail a copy.

Most Tampa landlords use a process server. Costs run $55–$75 per defendant, and you get a sworn affidavit of service that holds up in court. Certified mail is technically allowed but risky—if the tenant refuses to sign, you've got a weak paper trail.

For a 3-day notice, don't count the day of service as day one. Day one is the first full business day after service. A Friday service means day one is Monday. Get this wrong and you've filed too early—another dismissal risk. If you're screening tenants properly upfront, you'll end up here less often.

How do I file for eviction in Hillsborough County Court?

Once the notice period expires and the tenant hasn't paid, cured, or vacated, you file in Hillsborough County Court. The filing fee is $185 for residential eviction. Here's the process from filing to lockout:

1. Prepare the complaint. Download forms from the Hillsborough Clerk's County Civil Eviction Forms page. You need the complaint, summons, and a copy of the expired notice.
2. File with the court. E-file through MyFlCourtAccess.com or file in person at 800 E. Twiggs St., Tampa, FL 33602. Pay the $185 filing fee ($2.50 extra per defendant beyond five).
3. Clerk issues summons. The Clerk processes your complaint and issues a summons for each named tenant.
4. Serve the tenant. A process server or the sheriff serves the summons and complaint on the tenant.
5. Tenant has 5 business days to respond. If they don't file a written answer, you move to step 6.
6. File motion for default. Request default from the Clerk. After entry, move for final judgment.
7. Judge issues final judgment. The court enters judgment in your favor (or schedules a hearing if contested).
8. Writ of possession. Request the writ from the Clerk (~$90). The sheriff posts a 24-hour notice on the property, then executes the lockout.

Clerk phone: (813) 276-8100. The Brandon Regional Service Center at 311 Pauls Dr. handles filings for eastern Hillsborough if downtown Tampa is inconvenient.

How long does eviction take in Hillsborough County?

An uncontested eviction in Hillsborough County runs 3–6 weeks from notice to sheriff lockout. If the tenant doesn't answer and your paperwork is clean, sometimes you're through in 3–4 weeks. Here's how the timeline breaks down:

• Notice period: 3–30 days (depends on notice type)
• Filing + summons issuance: 1–3 days
• Serving the tenant: 2–5 days
• Tenant response window: 5 business days
• Default entry + final judgment: 5–10 days
• Writ + sheriff lockout: 1–7 days

Contested cases stretch to 2–3 months. If the tenant files an answer, raises habitability defenses, or requests mediation, you're looking at hearings and possible trial. Court backlogs in Hillsborough push contested timelines further. Budget your vacancy costs—every month without rent while the case grinds forward costs you real money.

How much does an eviction cost in Hillsborough County?

A clean non-payment eviction in Hillsborough County runs under $800 total with a flat-fee attorney. Here's the cost breakdown:

Contested cases cost more once the attorney switches to hourly billing for hearings. But for a standard non-payment with no tenant response, most Tampa landlords use a flat-fee eviction attorney and close the whole thing for under $800. Compare that to another month of zero rent—the math is obvious.

What mistakes get eviction cases dismissed in Tampa?

These are the most common mistakes we see Hillsborough County landlords make. Every one of them costs time and money—and every one is avoidable.

Wrong notice type. Non-payment = 3-day. Lease violation = 7-day. Month-to-month no-cause = 30-day. Mix them up, and the judge dismisses.

Miscounting the 3-day period. Including weekends or counting the service day as day one. The statute says business days. Friday service = Monday is day one.

Including late fees in the 3-day notice. The 3-day notice demands rent only. Late fees, utilities, HOA charges—those go in a separate claim, not the eviction notice.

Accepting rent after filing. Once you file the complaint, stop accepting any payment. Even partial. Taking money after filing can void the entire case. Direct the tenant to the court registry.

Skipping proper service. Texting a photo of the notice doesn't count. Sliding it under the door without mailing a copy doesn't count. Use a process server or follow the statutory methods exactly.

Self-help eviction. Changing locks, shutting off utilities, or tossing the tenant's belongings—all illegal in Florida. You need a writ of possession executed by the sheriff. Self-help shortcuts can result in the tenant suing you for damages.

Can I handle a Tampa eviction without a lawyer?

Florida allows landlords to file pro se—representing yourself without an attorney. The Hillsborough Clerk's website has every form you need, and filing is straightforward for a non-payment case where the tenant doesn't respond.

The question is whether you should. For a clean non-payment eviction—tenant owes rent, hasn't responded, no complications—you can handle it yourself for $185 plus process server costs. But if the tenant contests, raises defenses, or the case involves lease violations, hire an attorney. A $699 flat fee for an uncontested eviction is cheaper than a dismissed case and a second round of filing fees.

Bay Area Legal Services provides free legal information for landlord-tenant matters in Hillsborough County. They can't represent you in an eviction you're filing, but they're a solid resource for understanding your obligations. Reach them at (800) 625-2257, Monday through Friday.

Frequently Asked Questions

How long does an eviction take in Hillsborough County?

An uncontested eviction typically takes 3–6 weeks from notice to sheriff lockout. Contested cases—where the tenant files an answer or raises defenses—run 2–3 months, sometimes longer depending on Hillsborough court scheduling.

How much does it cost to file an eviction in Hillsborough County?

The court filing fee is $185 for residential eviction. Add $55–$75 for a process server and ~$90 for the sheriff's writ of possession. All-in with a flat-fee attorney, expect under $800 for an uncontested case.

What is a 3-day notice in Florida?

A 3-day notice demands payment of rent owed within 3 business days. It's the first step when a tenant fails to pay rent. Only base rent can be demanded—no late fees or other charges. If the tenant pays within the 3-day window, the notice is void and you can't file.

Can I evict a month-to-month tenant in Tampa without cause?

Yes. Florida Statute 83.57 requires 30 days' written notice before the end of any monthly period. This was increased from 15 days in July 2023. No reason needed—just proper notice timing. The 30-day rule applies to both landlords and tenants.

Can I change the locks to evict a tenant in Florida?

No. Self-help evictions are illegal under Florida law. Changing locks, shutting off utilities, or removing a tenant's belongings without a court order can result in the tenant suing you for damages. Only a sheriff with a writ of possession can lawfully remove a tenant.

What happens if a tenant contests the eviction?

The tenant has 5 business days after being served to file a written answer with the court. They must also deposit disputed rent into the court registry. The judge schedules a hearing or mediation. Contested cases extend the timeline significantly and usually require an attorney.

Do I need a lawyer to evict a tenant in Tampa?

Not legally—Florida allows pro se filing. But for contested cases or lease-violation evictions, an attorney prevents costly mistakes. Most flat-fee eviction attorneys in Tampa charge about $699 for uncontested cases. That's a fraction of what a botched eviction costs in lost rent and re-filing.

Evictions aren't fun. They're procedural. Get the notice right, serve it properly, file on time, and don't accept rent after filing. If you own rental property in Tampa and want help with screening tenants in Hillsborough County, lease enforcement, or eviction coordination, our Tampa property management team handles this across the county.

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