What the Service Includes
This page explains how Everyday Property Management prepares and delivers a 3-day notice for nonpayment of rent, for owners in Seminole County, Volusia County, and the Orlando area. It is one part of our Eviction Coordination & Legal Notices service. If your question is what happens over the whole nonpayment timeline, from late rent to the sheriff’s writ, our Q&A on what happens when a tenant stops paying rent walks through it. This page covers the notice itself:
- A ledger check before anything is drafted. We confirm what is actually unpaid and which charges the lease treats as rent.
- A notice on the statutory form. The wording Florida prescribes, filled in for your property and your tenant.
- A deadline counted correctly. A specific calendar date on the notice, worked out from the day of delivery.
- Delivery by an allowed method. Hand delivery, a copy left at the home when the tenant is absent, mail, or email where the lease addendum permits it.
- A record you can use later. A copy of the notice, proof of how and when it was served, and the ledger behind the amount, kept together in case the matter goes further.
How We Prepare and Serve the Notice, Step by Step
- We reconcile the ledger. Because tenants pay through our online rent portal, every payment and charge is already on one ledger. We confirm the unpaid balance and check for any payment in transit before a notice is drafted.
- We decide what goes in the sum. The demand is for rent. If the lease does not designate a late fee or another charge as rent, we leave it out of the notice and pursue it separately, so the amount on the notice matches what the lease and the statute support.
- We complete the statutory form. The notice states the exact sum owed, the address of the premises including the county, the deadline date, and the name, address, and phone number of the landlord or of our office as the landlord’s agent.
- We count the deadline. The tenant has 3 days after delivery, not counting Saturday, Sunday, or a holiday the clerk of court observes. A notice delivered on a Friday, for example, runs through the following Wednesday if none of those days is a court holiday. We write that date on the notice rather than leaving the tenant to calculate it.
- We serve it and document the service. We use a method the statute allows and record the date, time, and method, with a photo where the notice is left at the home. Email is used only where the tenant signed the electronic notice addendum.
- We send you the copy and the next decision. You receive the notice and proof of service, and when the deadline passes we tell you where things stand: paid in full, a partial payment that needs handling, or a file ready to hand to an attorney through our eviction coordination with counsel.
The Florida Law That Governs the Notice
The notice comes from Fla. Stat. 83.56(3). If rent is unpaid when due and the default continues for 3 days, excluding Saturday, Sunday, and legal holidays, after delivery of a written demand for the rent or possession of the premises, the landlord may terminate the rental agreement. The statute sets out the form the demand should substantially follow and limits legal holidays for this purpose to court-observed holidays only.
Two definitions in Fla. Stat. 83.43 shape step 2 and step 4. Rent means the periodic payments due for occupancy under the rental agreement, plus any other payments the written rental agreement designates as rent. A legal holiday means a holiday observed by the clerk of the court.
Delivery is governed by 83.56(4): mailing, delivering a true copy, leaving a copy at the residence if the tenant is absent, or email under Fla. Stat. 83.505. The same subsection says these notice requirements may not be waived in the rental agreement. Section 83.505 allows email only where both parties signed an addendum agreeing to it, treats the notice as delivered when sent unless it is returned as undeliverable, and requires the sender to keep a copy and evidence of transmission, which is why step 5 keeps both. Statute references are to the 2026 Florida Statutes.
What You Get as the Owner, and What It Costs
The 3-day notice is part of “Eviction Coordination: notices, legal documentation, and counsel coordination,” listed in the Existing Tenant Management Package on our pricing page at 8% of monthly rent. It is not a separate line item. If the tenant neither pays nor leaves, court filing fees and any attorney’s fees are separate costs of the case; our Q&A on whether property managers handle evictions explains where a manager’s role ends and counsel’s begins.
What you hold at the end of the 3 days is a notice that matches the ledger, a deadline that was counted the statutory way, and dated proof of delivery, which is the file an eviction case starts from if one is needed.
Frequently Asked Questions
Can a late fee be included in a Florida 3-day notice?
Only if the written lease designates it as rent, because Fla. Stat. 83.43 defines rent as the periodic payment for occupancy plus other payments the written agreement designates as rent. If the lease does not, we leave the fee out of the notice and handle it separately.
Which days count toward the 3 days?
The 3 days run after delivery and exclude Saturday, Sunday, and holidays observed by the clerk of court, under Fla. Stat. 83.56(3). We write the resulting deadline date on the notice itself.
Can a 3-day notice be sent by email in Florida?
Yes, but only where the landlord and tenant both signed a lease addendum agreeing to email delivery under Fla. Stat. 83.505. Otherwise we deliver it by hand, leave a copy at the home if the tenant is absent, or mail it.
Have a Tenant Behind on Rent?
Tell us the property address and the date rent was last received, and we will explain how the notice, the deadline, and the follow-up would run for your property. Call (407) 907-2933 to speak with Nicholas, our licensed broker, or use the form below.
General information for Florida rental owners, not legal advice. For a specific lease or nonpayment case, speak with a Florida attorney.
