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Governor’s Executive Order Suspends Residential Tenant Evictions

April 03, 2020

By: James Walson, Nicole Cuccaro, & Emmett Egger

Coronavirus Disease 2019 (COVID-19) has impacted many Floridians financially. In response, the State of Florida has taken a variety of measures to alleviate financial hardship, including suspending residential tenant evictions.  

The Florida Supreme Court addressed tenant evictions on March 24 by issuing an Administrative Order prohibiting clerks of court from issuing writs of possession. This prohibition applies to both commercial and residential tenants and is significant because a clerk must issue the writ of possession in order for a landlord to finalize an eviction. Despite this Administrative Order, landlords were able to commence eviction proceedings and prosecute them up to the point of the writ of possession.

On April 2, 2020, Florida Governor Ron DeSantis issued an executive order suspending and tolling any Florida Statute that allows landlords to evict residential tenants for non-payment of rent for the next 45 days. This order only bars landlords from using Florida Statutes to evict a residential tenant that fails to pay rent. Landlords may still commence residential evictions resulting from a non-monetary default under the lease.

Landlords remain able to commence commercial tenant eviction proceedings in most Florida counties. However, some Florida Judicial Circuits suspended all tenant eviction proceedings (both residential and commercial): Florida’s Sixth Judicial Circuit (Pasco County and Pinellas County) and Florida’s Seventeenth Judicial Circuit (Broward County). 

There remains a question as to whether Governor Ron DeSantis has the authority to suspend Florida Statutes that allow landlords to evict tenants for not paying rent. Regardless, the wave of orders addressing tenant evictions at the federal, state, and local level have added to the complexity of evicting tenants. 

At the federal level, the CARES Act, which was enacted on March 26, put a moratorium in place on foreclosures of federally-backed mortgage loans on residential property, which include loans that are insured, guaranteed, purchased, or securitized by Fannie Mae or Freddie Mac, the Federal Housing Administration, the Department of Veterans Affairs, and the Department of Agriculture, among others. The moratorium is in effect for a period of not less than 60 days beginning on March 18, 2020. 

This portion of the CARES Act also provides a right to eligible borrowers of such federally-backed mortgage loans to seek forbearance, which shall be granted by the servicer for a period of at least 180 days and may be extended. Borrowers must affirm that they are experiencing financial hardship due to COVID-19. 

Further, the CARES Act provides for a 120-day moratorium on eviction filings by landlords of a “covered dwelling”. A covered dwelling is generally a dwelling that is occupied by a residential tenant on real property that participates in certain federal housing programs (such as the Violence Against Women Act) or is subject to a federally-backed mortgage loan.

During the 120-day period, which began on March 26, 2020, landlords may not initiate or make any filings with any court to recover possession for the nonpayment of rent or other monetary defaults. Additionally, landlords may not charge fees or penalties related to the nonpayment of rent. Finally, landlords may not require tenants to vacate the premises without providing at least 30 days’ notice, which may not be issued until after the expiration of the 120-day period. 

Please contact an attorney with any questions on whether and how a landlord can evict a tenant. 

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This article is informational only. You should consult an attorney before acting or failing to act. The law may change rapidly and no warranty is given. LOWNDES DISCLAIMS ALL IMPLIED WARRANTIES AND WITHOUT LIMITATION, ANY WARRANTY OF FITNESS FOR A PARTICULAR PURPOSE. ALL ARTICLES ARE PROVIDED AS IS AND WITH ALL FAULTS. Consult a Lowndes attorney if you wish to establish an attorney/client relationship.

James Walson represents title insurance companies, commercial landlords, property owners, buyers and lenders throughout Florida – in both transactional and litigation real estate matters. His passion for advocacy began at an early age through watching his father, Pete, serve as a City Commissioner in Stuart, Florida and continued through high school and college as an award-winning debater.

Today, Jamie, as he is called by clients and friends, is a real estate lawyer representing title insurance companies, commercial landlords, property owners, buyers and lenders throughout Florida – in both transactional and litigation matters. He has negotiated commercial leases, purchase and sale agreements for retail space, office buildings and medical offices.

Many clients turn to Jamie for his real property litigation experience as well. He has litigated matters involving contracts, title insurance liability, commercial landlord / tenant matters, easements, fraud, deed warranties, boundary disputes, adverse possession, lien priority and access rights. In addition, he has conducted appeals before the Second District Court of Appeal and the Fifth District Court of Appeal.

A fan of – and participant in – improvisational theater, Jamie counts on his humor in navigating difficult negotiations and litigation. He is an avid golfer, is on the board of the First Tee of Central Florida, and is a father to three boys.


Nicole Cuccaro concentrates her practice on real estate transactions, real estate development and commercial leasing. She assists a wide range of clients with the acquisition, disposition, leasing and financing of commercial real estate in the retail and hospitality industries.

Before she focusing her practice in the area of real estate law, Nicole handled a variety of commercial and corporate litigation matters and regularly represented lenders and business entities.


Emmett Egger focuses his practice on assisting clients with acquiring, developing, financing and leasing commercial real estate assets, including multifamily, office buildings, condominiums, shopping centers, hospitality and leisure assets, and senior living facilities. He has experience with a wide range of complex commercial real estate transactions, including real estate portfolio deals and sale-leaseback transactions. He has also represented property owners and management companies in commercial landlord-tenant disputes.

A tennis player from a very young age, Emmett served as captain of the men’s tennis team at the University of Washington and qualified to play in all four junior majors (Australian, French, Wimbledon, and U.S. Open). Utilizing the discipline, focus and determination that he cultivated as a competitive athlete, he provides timely and high-quality legal solutions for clients faced with a variety of complex real estate acquisition, development, finance and commercial leasing issues.

Emmett serves as chair of the Orange County Bar Association’s Real Property Committee. He is also a member of the Orange County Teen Court Advisory Board and the Victim Service Center of Central Florida Young Professional Board.

Still an avid tennis player, Emmett also enjoys sports, hiking, fishing and the great outdoors.

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