Pembroke Pines, FL Rental Property Rules: Just Cause Eviction (2026)
Just cause eviction rules in Pembroke Pines, FL, sometimes called tenant protection or "for cause" eviction ordinances, list the specific legal reasons a landlord can end a tenancy.
Summary
Pembroke Pines does not have a just-cause eviction ordinance. Evictions are governed by the Florida Residential Landlord and Tenant Act (Fla. Stat. Ch. 83, Part II). The 2023 Live Local Act (HB 1417, codified at Fla. Stat. Sec. 166.0444) preempted local tenant-protection ordinances exceeding state law. Landlords must give a 3-day written notice for non-payment (Sec. 83.56) and 30 days' notice to terminate month-to-month tenancies (Sec. 83.57). Self-help evictions are prohibited under Sec. 83.67.
83.20 Causes for removal of tenants. Any tenant or lessee at will or sufferance, or for part of the year, or for one or more years, of any houses, lands or tenements, and the assigns, under tenants or legal representatives of such tenant or lessee, may be removed from the premises in the manner hereinafter provided in the following cases: (1) Where such person holds over and continues in the possession of the demised premises, or any part thereof, after the expiration of the person's time, without the permission of the person's landlord.
(2) Where such person holds over without permission as aforesaid, after any default in the payment of rent pursuant to the agreement under which the premises are held, and 3 days' notice in writing requiring the payment of the rent or the possession of the premises has been served by the person entitled to the rent on the person owing the same. The service of the notice shall be by delivery of a true copy thereof, or, if the tenant is absent from the rented premises, by leaving a copy thereof at such place.
(3) Where such person holds over without permission after failing to cure a material breach of the lease or oral agreement, other than nonpayment of rent, and when 15 days' written notice requiring the cure of such breach or the possession of the premises has been served on the tenant. This subsection applies only when the lease is silent on the matter or when the tenancy is an oral one at will. The notice may give a longer time period for cure of the breach or surrender of the premises. In the absence of a lease provision prescribing the method for serving notices, service must be by mail, hand delivery, or, if the tenant is absent from the rental premises or the address designated by the lease, by posting.
Full Breakdown
Pembroke Pines has no eviction rules of its own. Florida law occupies the field. Under the Residential Landlord and Tenant Act, a landlord must serve 3 days' written notice before filing over unpaid rent (Sec. 83.56) and give 30 days' notice to end a month-to-month tenancy (Sec. 83.57). The 2023 Live Local Act preempted local tenant protections beyond state law, so no just-cause requirement exists here. Evictions must go through Broward County Court; changing the locks, cutting utilities or removing a tenant's belongings are illegal self-help evictions under Sec. 83.67.
Violations & Fines
There's no city ordinance to enforce. Landlords who skip state-required notices or use self-help evictions such as lockouts violate Fla. Stat. Ch. 83 and can be held liable.
Frequently Asked Questions
Does Pembroke Pines require a reason for eviction?
What eviction protections do Pembroke Pines renters have?
Sources & Official References
Other rules in Pembroke Pines
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Just Cause Eviction in Nearby Cities
How other cities in Broward County handle just cause eviction.