The Landlord's Lawyer
Let me help you get your property back!
Landlord representation only.
Call 239-404-2523.
Today is . Need to evict your tenant fast? I'm ready to help you with your problem tenant. The best way to reach me is to call 239-404-2523 or send me a text message. To send me a lease or 3-day notice you've posted, my email is dominick34112@gmail.com
My office is a five-minute walk to the Collier County Courthouse. Hiring a local Collier County eviction lawyer has advantages for you: I can walk the papers where they need to go, ensuring a quicker process for the final judgment and writ of possession.
I can walk the papers where they need to go.
For example, I drive the writ to the Collier Sheriff's Office Civil Process Section the same day I get it from the Collier County Clerk of Courts. The sheriff's civil process office is not at the courthouse. It's located at: 2373 E. Horseshoe Drive, Naples, FL 34104.
Also, if you're an out-of-state landlord, I can instantly post the 3-day notice on the door for you.
How FAST is FAST?
In a recent Collier County case, we secured a final judgment and the writ of possession on the same day. By Friday morning, possession was restored to the landlord. Each day of delay can be costly.
Because I live and work in Naples, Florida, I will get your Collier eviction done ASAP by avoiding the mail for critical documents like the writ of possession. I will handle every step of your eviction case myself.
How long does it take? In case number 23-CC-1368, we went from filing to possession in just 20 days. I know the procedure to bring these cases to a fast conclusion.
The Florida Eviction Process
The process usually starts with a 3-day notice for non-payment of rent pursuant to Florida Statute § 83.56(3). When the notice expires, and rent hasn't been paid, we file in court.
Seven-day notice
Used for lease violations. Some can be fixed (like unauthorized pets), while others (like intentional damage) cannot.
Thirty-Day Notice
Used to terminate month-to-month tenancies pursuant to Florida Statute § 83.57
Holdover evictions
Applied when a tenant remains after the lease ends or a termination notice expires.
Suggested terms for leases and rental agreements
Even if you don't have a one-year lease, you can still have a written, month-to-month rental agreement. Here are some suggestions for language to include. I'll add more as I think of more:
--"Late fees are additional rent." This allows you to include late fees in a 3-day notice.
--If tenant is responsible for paying the water bill that is in your name: "Water utility payments to the landlord are additional rent." Again, allows you to add the water bill to a 3-day notice.
--For termination of rental agreement, don't have a number of days greater than 30. Florida statute says 30 days for month-to-month tenancies. Don't add more days to that, because it restricts your ability to remove a tenant. In my month-to-month rental agreements, I don't even mention termination times because it's covered in the Florida landlord-tenant statute.
--Get the date or birth of the tenant and write it next to their name in the lease or rental agreement. Better yet, get a copy of their driver's license. Knowing the date of birth is helpful if we have to file for eviction because it helps with the non-military affidavit, which is part of every eviction.
How to give notice to a tenant
So many times Landlords tell me, "I sent the notice certified mail, but the tenant never picked it up." The best way to give notice to a tenant is post the notice on the door and take a picture with your phone. Do not mail the notice, do not send by certified mail. Do not text the notice to the tenant. Landlord/tenant law is very traditional. So, don't email a notice and expect it to be good enough for court. Just post it on the door.
Frequently asked questions:
Q. Do I need a lawyer to file an eviction in Florida?
A. Many people file without a lawyer, but Florida eviction law is very particular. You need to get every step correct, or you will encounter delays, or worse, you may have to start over again. As your lawyer, I will make sure every step is done correctly, as soon as possible.
Q. How much does it cost to legally evict someone in Florida?
A. The Clerk charges a filing fee of $185, plus a summons fee for each defendant. The sheriff or process server charges a fee for each defendant, usually about $40. There's a writ of possession fee to the sheriff of $90, and also the legal fee. I charge a flat rate for evictions that includes all the fees and costs. If a court hearing is required, it's included.
Q. How long are evictions taking right now?
A. From posting of the 3-day notice to the execution of the writ of possession can be as short as 30 days in Collier County. My objective is to complete the process as soon as possible for you.
Q. What is the hardship defense to eviction?
A. In Florida, there is no hardship defense. Nothing in the Florida statutes gives the judge the authority to give a tenant more time based on hardship. Eviction law is state specific, meaning that while other states may have motions to stay an eviction based on hardship, Florida does not.
Q. The tenant is behind in rent, why give the tenant a 3-day notice? I want the tenant out. I don't want the money.
A. Posting the 3-day notice gives power to the landlord. It's the quickest way to get your property back.
Why Hire a Local Naples Attorney vs. a Statewide Firm?
Statewide eviction firms often process cases from distant offices, relying on mail or third-party couriers for critical court documents. As a local attorney located minutes from the courthouse, I handle every step of your Collier County eviction personally, and can walk the papers where they need to go.
| Service / Capability | Dominick Russo (Local Naples Attorney) | Statewide "High-Volume" Firms |
|---|---|---|
| Physical Office Location | 5-minute walk to Collier County Courthouse | Out-of-county (Boca Raton, Orlando, etc.) |
| Writ of Possession Delivery | Hand-delivered same day to Sheriff on Horseshoe Dr. | Mailed or sent via courier (adds days of delay) |
| 3-Day Notice Posting | Same day physical door-posting available | Mailed via certified mail or hired process server |
| Direct Client Contact | Direct phone & text access to your lawyer | Unknown |
| Local Market Knowledge | Knows how to get things done in Collier. Knows what to expect from each of the 3 judges assigned to eviction cases. | Unknown |
Collier County Eviction Logistics: Avoiding Delay
Speed in an eviction comes down to knowing exactly where documents need to go in Naples. Mistakes or mailing delays at any step can cost you days or weeks of lost rent.
Collier County Sheriff’s Office Civil Process Section
Many landlords don't realize that the Sheriff's Civil Process Section is not located at the courthouse—it is located at 2373 E. Horseshoe Drive, Naples, FL 34104. After the judge signs the final judgment of eviction, and the Clerk issues the Writ of Possession, mailing the writ of possession to the Collier County Sheriff on Horseshoe Drive adds unnecessary days. I drive the writ directly to the Sheriff's civil process office the same day to get your execution of the writ scheduled fast.
Services for Out-of-State Landlords & Property Managers
If you own rental property in Naples, Marco Island, or Golden Gate but live out of state (or out of the country), managing a tenant default remotely is stressful. I provide complete local representation so you never have to travel to Florida to handle an eviction.
- On-Demand Door Posting: If your tenant stops paying rent, I can physically post the statutory 3-day notice directly on the rental property door and provide photographic proof immediately.
- Full Remote Court Handling: From court hearings to coordinating key turnover with the Sheriff, I represent your interests locally without requiring your presence in court.
- Property Manager Support: I work seamlessly with local Naples property management companies to collect lease files, draft notices, and ensure complete legal compliance under Florida Chapter 83.
Specialized Evictions: HOAs, Condos & Commercial Leases
Naples HOA & Condo Association Evictions
Many Naples rentals are located within gated communities or condo associations (such as Pelican Bay, Lely Resort, or Vanderbilt Beach). Evicting a tenant in an HOA requires navigating both Florida Statute § 83.56 and the association’s specific bylaws or approval requirements. I handle lease violation notices (7-day notices) and tenant removal involving unapproved occupants or rule violations.
Commercial Landlord Representation
Commercial tenant defaults are governed under Florida Statute § 83.20. Whether you need to serve a 3-day notice for unpaid commercial rent or a 15-day notice for non-monetary lease defaults, I protect commercial property owners and retail landlords throughout Collier County.
Proximity to the Collier County Courthouse
My office is located at 2641 Airport Road South, Suite A108—just 0.3 miles (a 2-minute drive or 5-minute walk) from the Collier County Courthouse and Government Center. Because of this proximity, I hand-deliver critical eviction documents without delay.