At 954 Eviction Attorneys, our Broward County eviction lawyers see it all the time — a landlord follows all the steps to start an eviction, only to have the case delayed or tossed out over a small technical error in the 3-Day Notice.
If you’re a Florida landlord, the 3-Day Notice is one of the most effective tools you have when rent isn’t paid. But here’s the reality: the way it’s worded, calculated, and delivered has to be exactly right, or it can derail your entire case.
This guide will walk you through how the 3-Day Notice works, when to use it, how to calculate deadlines, and the mistakes you want to avoid.
What Is A 3-Day Notice in Florida?
Florida Statute §83.56(3) allows a landlord to give a tenant a written notice demanding they either pay overdue rent within three business days (not counting weekends or legal holidays) or move out.
If they don’t pay or leave in that time, your eviction attorney, preferably, 954 Eviction Attorneys, can file a Complaint for Eviction with the county court where the property is located, right away.
When To Use A 3-Day Notice
A 3-Day Notice is used when:
• Rent is past due under the lease or rental agreement.
• You want payment or possession of the property.
• You’re prepared to move forward with an eviction if they don’t comply.
Important: If the tenant’s violation is for something other than unpaid rent — like having unauthorized pets or causing damage — you’ll need a 7-Day Notice instead.
How To Count The Three Business Days
Florida courts take timing seriously. Here’s the breakdown:
• Day 1 starts the day after the notice is given.
• Do not count Saturdays, Sundays, or legal holidays.
• The deadline is the end of the third business day.
Example: If you post the notice on Wednesday, Day 1 is Thursday, Day 2 is Friday, and Day 3 is Monday — unless Monday is a legal holiday, in which case it moves to Tuesday.
How To Serve A 3-Day Notice In Florida
Florida law allows landlords to serve a 3-Day Notice by:
1. Hand-delivering it to the tenant.
2. Posting it on the front door of the rental.
3. Mailing it (but if mailed, 5-days must be added to account for delivery). We do an 8-Day Notice.
Pro Tip from 954 Eviction Attorneys: Posting the notice on the door, taking clear photos, and completing a proof of service form is often the fastest way to keep your case moving without timeline disputes.
Mistakes That Can Sink Your Eviction Case
After handling more than 5,000 Florida evictions, here are the errors we see most often:
• Counting weekends or holidays in the 3 days.
• Using the wrong form or leaving out legally required language.
• Serving the notice before rent is officially late per the lease or rental agreement.
• Including charges other than rent (like late fees) in the demand amount. Late fees can be added only if they are considered “additional rent” per the lease.
• Not keeping proof of delivery.
Even a small mistake in any of these areas can get your case delayed or potentially dismissed.
Sample Florida 3-Day Notice Language
YOU ARE HEREBY NOTIFIED that you owe your Landlord, $_____ for rent and use of the premises at __________, Broward County, Florida, now occupied by you. You must pay this rent or return possession of the premises within three (3) business days (excluding Saturdays, Sundays, and legal holidays) from the date this notice is delivered — on or before the ___ day of _____, 20.
Make sure your 3-day notice contains:
• Tenants, name, address, and county of where the property is located.
• Landlord’s return address and phone number.
• Name and signature of who delivered the notice and how it was delivered.
If The Tenant Still Doesn’t Pay
If the 3 days pass with no payment or move-out, your Broward County eviction lawyers can file your case in court immediately. At 954 Eviction Attorneys, we move quickly to regain possession and offer flat-fee eviction services, so you know your cost upfront.
The Bottom Line For Florida Landlords
The 3-Day Notice might look simple, but eviction judges across Florida — especially in Broward and Palm Beach — will delay a case or sometimes even throw out a case over the smallest technical slip. Getting it right the first time saves time, money, and stress.
For a fast, no-nonsense eviction process that protects your property and your bottom line, call 954 Eviction Attorneys at 954.323.2529 today.
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