An eviction notice is the formal first step a landlord must take before filing an eviction case in court. It tells the tenant exactly what is wrong (unpaid rent, a lease violation, or the end of the tenancy) and how many days they have to fix the problem or move out.
This template generates the three most common notices: pay rent or quit, cure or quit, and no-fault termination. You choose the notice period so the document matches your state's requirement.
The three types of eviction notice
- Pay rent or quit: the tenant owes rent and must pay the full amount or move out within the notice period.
- Cure or quit: the tenant broke a lease rule (unauthorized pet, unauthorized occupant, noise) and must fix the violation or move out.
- No-fault termination: the landlord ends a month-to-month tenancy without alleging fault, with the longer notice period most states require.
How many days of notice do I have to give?
Every state sets its own minimum notice periods, and they differ by notice type. Pay-or-quit notices commonly run from 3 to 14 days. Cure-or-quit notices often run from 3 to 30 days. No-fault terminations of month-to-month tenancies usually require 30 days, and sometimes 60 or 90 days for long-term tenants. This template lets you set the exact number of days so the notice matches your state's statute.
A wrong notice period can restart the whole process
Courts routinely dismiss eviction cases because the notice gave too few days or was served the wrong way. Verify your state's current notice period and service rules before serving this notice.
Serving the notice correctly
Most states accept one or more of these service methods: handing the notice to the tenant personally, leaving it with a person of suitable age at the property and mailing a copy, sending it by certified mail, or posting it on the door when other methods fail. Keep proof of service: a certified mail receipt, a photo of the posted notice, or a signed declaration of service. You will need it if the case goes to court.
Never remove a tenant yourself
Changing the locks, shutting off utilities, or removing a tenant's belongings without a court order is illegal in every state, even when rent is unpaid. Only a court can order an eviction, and only law enforcement can carry it out.
Frequently asked questions
Does this notice evict the tenant by itself?
No. The notice is the mandatory first step. If the tenant does not pay, cure, or move out within the notice period, you must file an eviction case (often called unlawful detainer) in your local court to obtain a judgment and a writ of possession.
How do I know the right number of days for my state?
Check your state's landlord-tenant statute or your local court's self-help resources for the current notice period for your notice type. This template lets you enter the exact number of days required.
Can I email or text the notice to my tenant?
Usually not by itself. Most states require personal delivery, certified mail, substituted service, or posting. Email or text can supplement proper service but rarely replaces it.
What if the tenant pays only part of the rent owed?
Be careful: in some states, accepting partial payment after serving a pay-or-quit notice cancels the notice and you must start over. Decide before accepting any payment, and check your state's rule.
Do I need a lawyer to evict a tenant?
Many landlords handle simple nonpayment evictions themselves in local courts. If the tenant contests the case, raises habitability defenses, or the property is rent-controlled, consulting a local landlord-tenant attorney is strongly recommended.