As a Florida real estate attorney with over twelve years of drafting and reviewing residential lease documents, I have helped hundreds of landlords and tenants properly end month-to-month tenancies without unnecessary court battles. One of the most common questions I receive is how to correctly deliver a 15-day notice to vacate in Florida for a month-to-month lease. Below you’ll find everything you need to know in 2025, plus a completely free, attorney-drafted 15-day statutory notice letter Florida template you can download and use today.
Important Disclaimer: This article and the downloadable template are for informational purposes only and do not constitute legal advice. Laws can change, and your specific situation may have unique facts. Always consult a licensed Florida attorney or qualified professional before serving any eviction or termination notice.
Under Florida Statute 83.57(3), a month-to-month tenancy—whether written or oral—can be terminated by either the landlord or the tenant giving at least 15 days’ written notice before the end of any monthly period. The notice period is calculated excluding the day of delivery and including the last day of the tenancy.
Source: Florida Statute § 83.57 – Duration of tenancies and The Florida Bar Journal
This 15-day rule is strictly enforced by Florida courts. Serving only 14 days or delivering the notice verbally will almost always make the notice defective, forcing you to start over and delaying possession by another full month.
A landlord may serve a 15-day notice to terminate tenancy in Florida for any reason (or no reason at all) in a true month-to-month situation. Common scenarios include:
Important: If the tenant has a written one-year lease that has not expired, you generally cannot use the 15-day notice unless the lease contains an early-termination clause.
Click below to download my updated 2025 template that has been used successfully by landlords and property managers across Florida:
Download Florida 15-Day Notice to Vacate (PDF)
Download Editable Word Version
| Method | Allowed? | Notes |
|---|---|---|
| Hand delivery to tenant | Yes – Best | Have a disinterested witness if possible |
| Leaving with any adult at the property | Yes | Must also mail a copy the same day |
| Posting on the door + mailing | Yes | Most common when tenant is avoiding service |
| Certified mail only (no posting) | No – Risky | Courts often rule this is insufficient by itself |
| Email or text message | Generally No | Unless lease specifically allows it |
15-DAY NOTICE TO TERMINATE MONTH-TO-MONTH TENANCY
Date: November 19, 2025
Tenant Name(s): John A. Smith and Jane B. Smith
Property Address: 123 Palm Street, Apt 4B, Miami, FL 33131
Pursuant to Florida Statute § 83.57(3), you are hereby notified that your month-to-month tenancy is terminated effective 11:59 p.m. on December 4, 2025. You are required to vacate and surrender possession of the premises on or before that date.
If you fail to vacate, legal action may be initiated to recover possession plus court costs and attorney fees.
The eviction complaint can be filed the day after the notice expires. Most Florida counties schedule the first hearing within 10-15 days.
| Type | When Used | Statute |
|---|---|---|
| 3-Day Notice | Non-payment of rent | § 83.56(3) |
| 7-Day Notice with Cure | Curable lease violations | § 83.56(2)(b) |
| 7-Day Notice without Cure | Repeat violations or serious damage | § 83.56(2)(a) |
| 15-Day Notice | Termination of month-to-month tenancy | § 83.57(3) |
If both landlord and tenant agree to end the tenancy early or on a different date, a signed Florida Lease Termination Agreement is cleaner and avoids any possibility of court. I also offer a free mutual termination template on my site.
Can a tenant give a 15-day notice to vacate in Florida?
Yes – the same 15-day rule applies to tenants who wish to end the tenancy.
Does the 15-day notice have to be notarized?
No, notarization is not required.
Can weekends and holidays be counted in the 15 days?
Yes – Florida counts calendar days, not business days.
Is the 15-day notice the same as a 15-day eviction notice in Florida?
No. The 15-day notice terminates the tenancy. Only after it expires and the tenant holds over can you file an actual eviction.
Getting the termination of month-to-month lease in Florida right the first time saves thousands in legal fees and lost rent. My free 15-day notice to vacate Florida PDF has been battle-tested in Miami-Dade, Broward, Palm Beach, Orange, and Hillsborough counties.
Download it today, serve it correctly, and protect your rights under Florida law.
Again, this template and article are not a substitute for professional legal counsel. When in doubt, consult a licensed Florida attorney.
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