Eviction in Pasco County: A Landlord’s Guide to Selling Without the Stress

If you are a landlord in Pasco County dealing with a non-paying tenant, a squatter, or a lease violation, you know the frustration firsthand. Whether your property is in Wesley Chapel, Land O’ Lakes, or Holiday, a bad tenant can turn a profitable investment into a financial nightmare.

In Pasco County, the eviction process is handled by the Clerk of the Circuit Court & Comptroller (with two main courthouses) and enforced by the Pasco Sheriff’s Office. While the process is generally faster than in New York or California, you must navigate strict procedural rules. A single mistake on your “Three-Day Notice” or filing in the wrong district (East vs. West Pasco) can delay your case by weeks.

This guide is designed to help landlords in Zephyrhills, Trinity, and Hudson understand the specific Florida eviction timeline and how to sell your rental property with the tenant in place to stop the bleeding immediately.

The Pasco County Eviction Timeline (The “Hard Way”)

Evictions in Florida are governed by Chapter 83 of the Florida Statutes. In Pasco County, you must follow these steps precisely.

Step 1: The Formal Notice Before filing a lawsuit, you must serve the correct notice.

  • 3-Day Notice to Pay or Quit: For non-payment of rent. This excludes weekends and legal holidays.
  • 7-Day Notice (Cure): For fixable lease violations (e.g., unauthorized parking, minor damage).
  • 7-Day Notice (No Cure): For severe violations (e.g., criminal activity, destruction of property).
  • 30-Day Notice: To end a month-to-month lease.

2026 Pro Tip – Email Notices: Under the newly effective House Bill 615, you may now send eviction notices via email ONLY IF your lease agreement explicitly consents to email communication. If your lease is older or doesn’t have this clause, you must stick to paper posting or mail.

Step 2: Filing the Complaint (Count I vs. Count II) If the tenant doesn’t leave, you file your “Complaint for Eviction” at the West Pasco Judicial Center (New Port Richey) or Robert D. Sumner Judicial Center (Dade City), depending on where the property is located.

  • Count I (Possession): This asks the court to kick the tenant out.
  • Count II (Damages): This asks the court to force the tenant to pay back rent.
  • The Strategy: Smart landlords file only Count I first to get the property back fast. Adding Count II can slow down the process if the tenant fights the money amount.
  • The Cost: Filing fee is approximately $185.00 plus $10.00 per summons.

Step 3: Service of Process The Sheriff (or a private process server) must serve the summons. The Sheriff charges $40.00 per defendant. The tenant then has 5 business days to respond to the court.

Step 4: The Motion for Default If the tenant does not respond (or fails to deposit rent into the Court Registry), you file a Motion for Default Judgment. This allows you to win the case without a hearing.

Step 5: The Writ of Possession Once the judge signs the Final Judgment, you must file for a Writ of Possession.

  • The Cost: Sheriff’s fee is $90.00 (Check made payable to “Pasco Sheriff”).
  • The Lockout: The Sheriff posts a 24-Hour Notice on the door. If the tenant isn’t gone after 24 hours, the Sheriff returns to physically remove them while you change the locks.

The Hidden Costs of Eviction

Evicting a tenant in Pasco County is expensive.

  • Lost Rent: The process (Notice + 5-Day Wait + Default + Writ + Sheriff Scheduling) typically takes 4-6 weeks. In areas like Wesley Chapel or Trinity, that is $2,500 – $5,000+ in lost income.
  • Sheriff Standby: If you need the Sheriff to stand by while you remove the tenant’s belongings to the curb, you may be charged an hourly rate.
  • Clean-Up: Tenants facing eviction often leave behind bulk trash, furniture, and damage that you must pay to haul away.

Your Options: Evict or Sell?

Option 1: Finish the Eviction (Keep the Stress) You continue paying the mortgage, taxes, and insurance while receiving zero rent. You drive to Little Road to file paperwork and hope the tenant doesn’t destroy the house on their way out.

Option 2: Sell With the Tenant In Place (Walk Away) You can sell the property today, regardless of the tenant situation.

We Buy Pasco County Rental Properties.

  • We Buy the Lease: We inherit the “bad” tenant. You don’t need to evict them.
  • We Buy As-Is: If the tenant trashed the unit, we don’t care. We buy it in current condition.
  • Cash Closing: We can close in as little as 10-14 days, putting cash in your pocket and ending your landlord liability instantly.

Important Contact Information

  • Pasco County Clerk & Comptroller
    • West Pasco: 7530 Little Road, New Port Richey, FL 34654
    • East Pasco: 38053 Live Oak Avenue, Dade City, FL 33523
    • Phone: (352) 521-4542 (East) / (727) 847-8031 (West)
    • Website: pascoclerk.com
  • Pasco Sheriff’s Office (Civil Process)
    • Address: 8700 Citizen Drive, New Port Richey, FL 34654
    • Phone: (727) 847-5878
    • Website: pascosheriff.com

Stop The Bleeding. Sell Your Rental Today.

If you are tired of chasing rent, dealing with squatters, or navigating the Pasco County Court system, we can help. Fill out the form below for a fair cash offer on your rental property.

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Disclaimer: Consistent Homebuyers is a real estate investment firm, not a law firm or financial institution. We do not provide legal or tax advice. We recommend all clients consult with their own legal counsel regarding estate matters.