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Eviction Notice

Draft a landlord's eviction notice: pay-rent-or-quit, cure-or-quit, unconditional quit, and no-cause notices. Free template. Attorney review available.

Introduction

An eviction notice is a landlord's written notice to a tenant that formally begins the legal eviction process, before any case is filed in court. It states the reason the landlord is ending or conditioning the tenancy, whether that's nonpayment of rent, a lease violation, property damage, or the end of a lease term, and gives the tenant a set period to respond: pay what's owed, fix the problem, or vacate. Every state regulates this notice differently. Notice type, day count, required language, and delivery method all vary by state, and often by the reason within the same state. Some states let a tenant cure a fixable problem before the tenancy ends outright; others let serious violations skip that step. Getting any part wrong, the wrong notice type, an incorrect day count, missing language, or improper delivery, is one of the most common reasons an eviction case gets delayed or dismissed once it reaches court. This page holds the general eviction notice template and background. To draft a notice built around your state's actual notice periods and required content, select your state below. Attorney review of the finished notice is available if a second opinion is wanted before serving it.

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Key Things to Know

  1. 1

    An eviction notice is a landlord's written notice to a tenant, served before filing an eviction lawsuit in court, that starts the legal process of ending a tenancy for cause or at the end of its term.

  2. 2

    Notices generally fall into a few types: pay-rent-or-quit for unpaid rent, cure-or-quit for a lease violation the tenant can fix, unconditional quit for a violation serious enough that no chance to fix it is offered, and no-cause or end-of-tenancy notices that end a lease or month-to-month tenancy without alleging tenant fault.

  3. 3

    Notice periods vary significantly by state and by the reason for the notice, commonly ranging from a few days for nonpayment of rent to several weeks or more for a no-cause termination. Confirm the specific day count that applies before relying on any particular number.

  4. 4

    Most states require the notice to state specific information, such as the amount owed, the lease term violated, or the deadline to respond, and some require the notice's wording to closely track language set out in the state's own law.

  5. 5

    Proper delivery matters as much as proper content. States commonly recognize personal delivery, delivery to another responsible person at the property, mailing, or posting on the property, often in a required order of preference.

  6. 6

    A notice that omits required information, misstates the amount owed, gives too few days, or is delivered by a method the state doesn't recognize is one of the most common reasons an eviction case is delayed or dismissed once it's filed.

  7. 7

    After the notice period ends without the tenant paying, curing, or vacating, a landlord generally must file a formal eviction lawsuit in court and obtain a judgment before removing the tenant. Self-help eviction, changing locks, removing belongings, or shutting off utilities to force a tenant out without a court order, is illegal in nearly every state.

  8. 8

    Because notice periods, required content, and delivery rules vary by state, this national page provides the general eviction notice template and background. For the notice periods and requirements that apply to a specific property, select that state's page.

Key Decisions

First-time Tenants

Tenants with Pets

Tenants with Roommates

Customize your Eviction Notice Template with DocDraft

EVICTION NOTICE

[PAY RENT OR QUIT / CURE OR QUIT / UNCONDITIONAL QUIT / END OF TENANCY]

Date of Notice: [DATE OF NOTICE]

Method of Service: [PERSONAL DELIVERY / POSTING AND MAILING / CERTIFIED MAIL]

PROPERTY INFORMATION

Property Address:
[STREET ADDRESS]
[UNIT/APT NUMBER]
[CITY, STATE ZIP CODE]

Property Description: [APARTMENT / SINGLE-FAMILY HOME / CONDOMINIUM / TOWNHOUSE / DUPLEX]

LANDLORD INFORMATION

Landlord/Property Management Company: [LANDLORD'S FULL LEGAL NAME]

Landlord's Address:
[STREET ADDRESS]
[CITY, STATE ZIP CODE]

Phone: [LANDLORD'S PHONE NUMBER]
Email: [LANDLORD'S EMAIL ADDRESS]

TENANT INFORMATION

Tenant(s): [FULL LEGAL NAME(S) OF ALL TENANTS ON LEASE]

Phone: [TENANT'S PHONE NUMBER]
Email: [TENANT'S EMAIL ADDRESS]

LEASE INFORMATION

Original Lease Date: [DATE LEASE WAS SIGNED]
Lease Term: [MONTH-TO-MONTH / ONE YEAR / OTHER TERM]
Lease Start Date: [LEASE START DATE]
Lease End Date: [LEASE END DATE]
Monthly Rent Amount: $[MONTHLY RENT AMOUNT]

NOTICE OF EVICTION

This Notice is being served upon you in accordance with [APPLICABLE STATE STATUTE(S)] and the terms of your Lease Agreement dated [LEASE DATE].

TYPE OF NOTICE AND REASON FOR EVICTION

This is a [NUMBER]-Day [TYPE OF NOTICE] Notice.

You are hereby notified that you are in violation of your Lease Agreement and/or the law for the following reason(s):

[SELECT APPLICABLE REASON(S) AND PROVIDE SPECIFIC DETAILS]

  • Non-payment of Rent: You have failed to pay rent in the amount of $[AMOUNT] for the period(s) of [SPECIFY MONTHS/DATES]. This amount includes base rent of $[AMOUNT] and late fees of $[AMOUNT] as permitted under your lease agreement and applicable law.

  • Lease Violation: You have violated the terms of your lease agreement by [DESCRIBE SPECIFIC VIOLATION IN DETAIL, e.g., unauthorized occupants, unauthorized pets, excessive noise, property damage, etc.]. This violation specifically contravenes Section [SECTION NUMBER] of your lease agreement, which states: "[QUOTE RELEVANT LEASE PROVISION]".

  • Illegal Activity: You have engaged in illegal activity on the premises, specifically [DESCRIBE ILLEGAL ACTIVITY IN DETAIL]. This activity was documented on [DATE(S)] and constitutes a violation of both your lease agreement and [APPLICABLE LAW].

  • Property Damage: You have caused substantial damage to the property beyond normal wear and tear, specifically [DESCRIBE DAMAGE IN DETAIL]. The estimated cost to repair this damage is $[AMOUNT].

  • End of Tenancy: Your [FIXED-TERM LEASE IS EXPIRING / MONTH-TO-MONTH TENANCY IS BEING TERMINATED] and will not be renewed. This termination is in accordance with the notice requirements specified in your lease agreement and applicable law.

  • Other: [SPECIFY ANY OTHER LEGAL REASON FOR EVICTION]

SUPPORTING EVIDENCE

The following evidence supports the reason(s) for this eviction notice:

[LIST SPECIFIC EVIDENCE, e.g., payment records, incident reports, photographs, witness statements, police reports, etc.]

REQUIRED ACTION AND TIMELINE

You are hereby required to take the following action within [NUMBER] days from the date of service of this notice:

[SELECT APPLICABLE OPTION(S)]

  • Pay Rent: Pay the total amount of $[TOTAL AMOUNT DUE] on or before [COMPLIANCE DEADLINE DATE]. This amount includes:

    • Past due rent: $[AMOUNT]
    • Late fees: $[AMOUNT]
    • Other charges: $[AMOUNT] for [SPECIFY REASON]

  • Cure Violation: Remedy the lease violation described above by [SPECIFIC ACTIONS REQUIRED TO CURE THE VIOLATION] on or before [COMPLIANCE DEADLINE DATE].

  • Vacate Premises: Vacate and surrender possession of the premises on or before [COMPLIANCE DEADLINE DATE]. The premises must be left in clean and good condition, reasonable wear and tear excepted, with all keys returned to the landlord/property manager.

PAYMENT INSTRUCTIONS

If this notice requires payment, you may make payment in the following manner:

Acceptable Payment Methods: [CHECK / MONEY ORDER / CASHIER'S CHECK / ELECTRONIC PAYMENT / CASH]

Payment Location:
[PHYSICAL ADDRESS WHERE PAYMENT CAN BE MADE]
[HOURS OF OPERATION]

Electronic Payment:
[WEBSITE/APP/PORTAL]
[ACCOUNT INFORMATION]

Mail Payment to:
[NAME]
[ADDRESS]
[CITY, STATE ZIP CODE]

All payments must be received by [COMPLIANCE DEADLINE DATE]. Postmarks will not be considered as the date of payment.

CONSEQUENCES OF NON-COMPLIANCE

FAILURE TO COMPLY WITH THIS NOTICE BY THE DEADLINE SPECIFIED ABOVE WILL RESULT IN LEGAL PROCEEDINGS BEING INITIATED AGAINST YOU TO RECOVER POSSESSION OF THE PREMISES AND TO RECOVER ALL AMOUNTS DUE UNDER THE LEASE, INCLUDING ADDITIONAL RENT, LATE CHARGES, ATTORNEY'S FEES, AND COURT COSTS TO THE EXTENT ALLOWED BY LAW.

If you fail to [PAY THE RENT / CURE THE VIOLATION / VACATE THE PREMISES] as required by this notice, the landlord will file an eviction lawsuit (also known as an unlawful detainer action) against you in the appropriate court. If a judgment is entered against you, you may be liable for:

  1. All unpaid rent and late fees
  2. Damages for unlawful detention of the premises
  3. Court costs and filing fees
  4. Attorney's fees (if provided for in the lease agreement)
  5. Additional damages as permitted by law

Furthermore, an eviction judgment may appear on your credit report and rental history, potentially affecting your ability to rent housing in the future.

TENANT RIGHTS AND RESOURCES

You have certain rights under [STATE] law regarding this eviction notice and any subsequent eviction proceedings. These rights may include:

  1. The right to remedy the violation (if applicable) within the time period specified in this notice
  2. The right to dispute the allegations in court if an eviction lawsuit is filed
  3. The right to seek legal advice regarding your situation
  4. The right to request reasonable accommodations if you have a disability

For legal assistance, you may contact:

  • [LOCAL LEGAL AID ORGANIZATION]
  • [STATE BAR ASSOCIATION REFERRAL SERVICE]
  • [TENANT ADVOCACY ORGANIZATION]
  • [HOUSING ASSISTANCE PROGRAMS]

STATE-SPECIFIC REQUIREMENTS AND DISCLOSURES

[INCLUDE ANY STATE-SPECIFIC REQUIRED LANGUAGE OR DISCLOSURES]

LOCAL ORDINANCE COMPLIANCE

[INCLUDE ANY CITY/COUNTY-SPECIFIC REQUIREMENTS OR DISCLOSURES]

FAIR HOUSING COMPLIANCE STATEMENT

This eviction action is based solely on the legitimate, non-discriminatory reasons stated in this notice and is not motivated by the tenant's race, color, national origin, religion, sex, familial status, disability, or any other protected characteristic under federal, state, or local fair housing laws.

COVID-19 PROTECTIONS DISCLOSURE

[INCLUDE ANY CURRENT PANDEMIC-RELATED EVICTION PROTECTIONS OR REQUIREMENTS]

PROOF OF SERVICE

I, [NAME OF PERSON SERVING NOTICE], declare under penalty of perjury that on [DATE OF SERVICE], I served this notice on [TENANT NAME(S)] in the following manner:

[ ] Personal Service: By personally delivering a copy to the tenant(s).

[ ] Substituted Service: By leaving a copy with [NAME], a person of suitable age and discretion at the premises, and by mailing an additional copy to the tenant(s) at the premises.

[ ] Posting and Mailing: After attempting personal service with due diligence, by posting a copy in a conspicuous place on the premises and by sending an additional copy by first-class mail to the tenant(s) at the premises.

[ ] Certified Mail: By sending a copy by certified mail, return receipt requested, to the tenant(s) at the premises.

Signature of person serving notice: ________________________

Printed name: ________________________

Date: ________________________

LEGAL AUTHORITY AND RESERVATION OF RIGHTS

This notice is provided pursuant to [SPECIFIC STATE STATUTE(S)] and all applicable local ordinances. The landlord expressly reserves all rights and remedies under the lease agreement and applicable law, including but not limited to the right to pursue eviction proceedings, recover unpaid rent, and seek damages for any breach of the lease agreement.

NON-WAIVER CLAUSE

The service of this notice does not constitute a waiver of any past, present, or future breaches of the lease agreement. The landlord's acceptance of partial payment, if any, shall not waive the landlord's right to proceed with this notice or any eviction action unless otherwise agreed to in writing. Furthermore, any delay in enforcing the terms of the lease agreement or in serving this notice shall not constitute a waiver of any rights or remedies available to the landlord.

SEVERABILITY CLAUSE

If any provision of this notice, or any portion thereof, is held to be invalid, illegal, void, or unenforceable by any court or tribunal of competent jurisdiction, the remainder of this notice shall remain in full force and effect to the maximum extent permitted by law. Any such invalid, illegal, void, or unenforceable provision shall be deemed severed from this notice without affecting the validity and enforceability of the remaining provisions.

CERTIFICATION

I certify that I am the [ ] Owner [ ] Manager [ ] Agent authorized to serve this notice.

Signature: ________________________

Printed Name: ________________________

Date: ________________________

Frequently Asked Questions

An eviction notice is a landlord's written notice to a tenant that formally begins the legal eviction process. It states the reason the tenancy is ending or at risk, such as unpaid rent or a lease violation, and gives the tenant a deadline to pay, fix the problem, or move out before the landlord can file an eviction lawsuit in court.

Most states recognize a similar set of notice types: a pay-rent-or-quit notice for unpaid rent, a cure-or-quit notice for a lease violation the tenant can still fix, an unconditional quit notice for a violation serious enough that no chance to fix it is offered, and a no-cause or end-of-tenancy notice that ends a lease or month-to-month tenancy without alleging tenant fault. Which notices are available, and what each requires, depends on state law.

There's no single national answer. Notice periods commonly range from a few days for unpaid rent to several weeks or longer for ending a tenancy without cause, and the exact number is set by each state's law, sometimes with different periods for different reasons within the same state. Select your state for the specific day count and rules that apply.

If the tenant hasn't paid, cured the violation, or vacated by the deadline stated in the notice, the landlord's next step is generally to file a formal eviction lawsuit in the appropriate court. The notice itself does not remove the tenant; it is the required first step before a landlord can ask a court to do that.

No, in nearly every state. Even after a valid notice period expires, a landlord generally cannot personally remove a tenant, change the locks, shut off utilities, or remove a tenant's belongings to force them out. So-called self-help eviction is illegal in nearly every state; a landlord must file an eviction lawsuit, obtain a judgment, and, in most states, have a law enforcement officer carry out the removal.

States commonly recognize methods such as personal delivery to the tenant, leaving the notice with another responsible person at the property, mailing it, or posting it on the property, often in a required order of preference and sometimes requiring more than one method together. The correct method depends on state law.

Common defects include using the wrong notice type for the stated reason, stating the wrong amount owed, giving too few days, omitting information the state requires the notice to contain, or delivering the notice by a method the state doesn't recognize. A defective notice is one of the most common reasons an eviction case is delayed or dismissed once it reaches court.

It depends on the state. Some states require the notice to substantially track specific statutory wording or publish an official form; others simply require certain information to be included and leave the wording to the landlord. Check your state's page for its specific requirement.

Notice periods, required content, permitted delivery methods, and whether a tenant gets a chance to cure a violation all vary by state and often by the reason for the notice. Select your state above for the notice periods, required language, and service rules that apply where the property is located.