Eviction in Orlando: notice periods, court fees, and timeline.
A 2.7M-resident metro with Orange County's court rules. This page covers the exact procedural posture for a Florida non-payment eviction filed in Orlando — notice periods, the courthouse, filing fees, and the typical filing-to-writ window.
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The numbers
Orlando eviction by the calendar.
Court of jurisdiction
Orange County Court (Civil Division)
425 N Orange Ave, Orlando, FL 32801
Filing fee (residential)
$185
Plus service of process
Notice → service
2–3 business days
After 3-day notice expires
Service → hearing
10–16 days
Tenant has 5 days to answer
Hearing → writ of possession
4–8 days
If judgment for landlord
Statute
FL Stat. §83.56–§83.625
Florida residential L-T act
Definition
In Florida, the non-payment of rent eviction is initiated by serving a 3-day notice to pay or quit (excluding weekends and legal holidays), followed by a forcible-detainer action filed in the county court. The procedural windows on this page reflect Orange County practice as of 2026 under Florida Statutes §83.56(3) and §83.59.
What's different about Orlando
County-specific practice notes.
Florida law is uniform statewide, but each county clerk and judge runs the docket differently. These are the Orange County specifics that shape your timeline.
- 1
Orange County Court runs a moderate eviction docket — faster than Miami-Dade, slightly slower than Hillsborough. Expect filing-to-writ timelines in the 23–32 day range for uncontested non-payment cases.
- 2
The 3-day notice in Orange County excludes Saturdays, Sundays, and Florida legal holidays. Orange County itself does not observe additional local holidays, so the calculation matches the standard Florida calendar.
- 3
Orange County uses the Florida Courts E-Filing Portal for forcible-detainer filings. The Clerk of Court processes most filings within 24 business hours; e-filed documents are typically docketed faster than walk-in paper filings.
- 4
Service of process in Orange County is handled by the Orange County Sheriff's Office Civil Section or by Florida-certified private process servers. Tourist-area properties (International Drive, Lake Buena Vista) sometimes see service delays due to gated/secured access.
- 5
Lockout coordination by the Orange County Sheriff's Civil Process Unit typically takes 4–8 business days after writ issuance. The landlord must be present at the scheduled lockout.
- 6
Orlando has a strong concentration of short-term rental and vacation properties. Eviction of a short-term tenant (lease under 30 days) may follow innkeeper rules rather than residential tenancy — these are summary procedures and do NOT require a 3-day notice. Confirm tenancy classification before filing.
FAQ
Orlando eviction — common questions.
How long does an eviction take in Orange County?
From service of the 3-day notice to writ of possession, expect 23–32 days for uncontested non-payment cases in Orange County. Contested cases add 35–50 days. Active tourist-season filings (peak Apr, Jul, Dec) can run slightly slower.
What's the filing fee for an eviction in Orlando?
Orange County Court charges $185 for a residential forcible-detainer filing as of 2026. Service of process runs $40–$70 (sheriff) or $50–$95 (private process server). Writ of possession fee is $85. Total court costs typically run $310–$370.
Are Orlando vacation rentals treated differently than long-term tenancies?
Yes. Tenancies of less than 30 days are typically governed by Florida's innkeeper statutes (FL Stat. §509) rather than landlord-tenant law. Eviction of a short-term tenant uses a summary procedure that does NOT require a 3-day notice — but the property must be classified as a transient public lodging establishment. Misclassifying a long-term tenant as a transient guest is the most common mistake in Orlando filings.
Can I evict an Orlando tenant during peak tourist season?
There is no seasonal restriction on Florida evictions. The court remains open year-round. Practical considerations: hearing dates around major Orange County events (Mickey 100th, F1, theme park peak) sometimes get pushed by 1–3 days due to judicial scheduling around regional events. Plan for normal timelines with a small buffer.
Do I need a Florida-licensed attorney to file in Orange County?
Individual landlords can file pro se. Entity landlords (LLCs, corporations) must be represented by a Florida-licensed attorney. Even for individuals, Orange County judges are particularly strict about service compliance — improper service is the most common reason for case dismissal here.
Other Florida cities
Filing somewhere else in Florida?
File your Orlando eviction.
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Start the intakeLast updated: 2026-05. Statutes change with each FL legislative session — verify current windows with a Orlando-licensed attorney before relying on dates.