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 you can file an eviction complaint in Hillsborough County. The notice type depends on the reason: a 3-day notice for unpaid rent, a 7-day notice for a lease violation, or a 30-day notice to end a month-to-month tenancy with no cause. Florida Statute 83.56 defines each one. Use the wrong notice and the judge dismisses your case.

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 and list each party's email address. Email counts as served when sent. A tenant can revoke consent in writing at any time—if they do, you go back to traditional delivery. Court filings still require traditional service. Without the addendum, stick to hand delivery or posting.

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?

Florida law gives you three ways to serve an eviction notice: hand it to the tenant in person, hand it to another adult resident at the property, or post it on the door and mail a copy. Bad service is the second most common reason eviction cases get dismissed in Hillsborough County—so do it right the first time. Most Tampa landlords hire a process server for the sworn affidavit it produces.

A process server runs $55–$75 per defendant, and the affidavit of service 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 an eviction complaint in Hillsborough County Court. The residential filing fee is $185, plus $2.50 per defendant beyond five. You can e-file or file in person at 800 E. Twiggs St., Tampa. Here's the full 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 Hillsborough County 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 file an answer and your paperwork is clean, you can be through in 3–4 weeks. A contested case—where the tenant answers or raises defenses—stretches to 2–3 months. 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. The court filing fee is $185, a process server is $55–$75, and the sheriff's writ of possession is about $90. Most Tampa landlords add a flat-fee eviction attorney (~$699) on top. Here's the full 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?

Most dismissed evictions in Tampa come down to five avoidable mistakes: the wrong notice type, miscounting the 3-day period, padding the notice with late fees, accepting rent after filing, or skipping proper service. Each one costs you time and a second filing fee. Here's what to watch for:

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?

Yes—Florida lets landlords file an eviction pro se, without an attorney. For a clean non-payment case where the tenant doesn't respond, you can handle it yourself for $185 plus process server costs. But the moment a tenant contests or the case involves a lease violation, hiring an attorney is the smart call.

The question is whether you should. For a clean non-payment eviction—tenant owes rent, hasn't responded, no complications—doing it yourself is realistic. 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.

How do I get a writ of possession in Hillsborough County?

After the judge enters final judgment for possession, you request the writ of possession from the Hillsborough County Clerk for about $90. The Clerk forwards it to the Sheriff, who posts a 24-hour notice on the door and then executes the lockout. The writ is the only legal way to remove a tenant.

Who carries out the eviction lockout in Hillsborough County?

Only the Hillsborough County Sheriff's Office can carry out the lockout. After the Sheriff receives the writ of possession, a deputy posts a 24-hour notice, then returns to remove the tenant and let you change the locks. You cannot do this yourself—a landlord-led lockout is an illegal self-help eviction.

What's the difference between an eviction and an unlawful detainer in Hillsborough County?

An eviction is for tenants with a lease or rental agreement and runs under Chapter 83. An unlawful detainer is for someone occupying the property with no lease and no landlord-tenant relationship—a holdover guest or a relative who won't leave—and runs under Chapter 82. Filing the wrong action gets your case dismissed.

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 one rental in Tampa and the thought of standing in front of a Hillsborough County judge makes your stomach drop, you don't have to do this alone. We manage single properties—not just portfolios—and that includes handling tenant screening in Hillsborough County, lease enforcement, and eviction coordination from notice to lockout. Our Tampa property management team does this every week.

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