Free Eviction Notice Template
Download This Resource
Get the fillable document, the editable version, and an action checklist:
The short version (2026):
- An eviction notice is the required first step, not the eviction itself. If the tenant does not comply, you still have to file a court case; you can never change the locks yourself.
- Pick the right notice for the reason: Pay-or-quit for unpaid rent, cure-or-quit for a lease violation, or a notice to vacate to end a month-to-month tenancy.
- The clock and the service rules are set by your state. Too few days, the wrong amount, or improper service gets the whole case dismissed.
- Use the copy-paste cure-or-quit notice below, serve it by a method your state accepts, and keep a signed proof of service.
Download Your Free Eviction Notice Template
Evicting a tenant is one of the most legally sensitive actions a landlord can take. Use the wrong notice, serve it incorrectly, or give too few days, and your entire eviction case gets thrown out, costing you months of additional lost rent. The copy-paste notice below and the state tables further down help you get it right the first time.
Prefer to get it done with guided, fill-in-the-blank documents? LawDepot walks you through a state-specific eviction notice step by step.
What’s included in this free download:
- 3-Day Notice to Pay Rent or Quit (non-payment)
- 14-Day Notice to Cure or Quit (lease violation)
- 30-Day Notice to Vacate (no-fault termination)
- 60-Day Notice to Vacate (required in some states)
- Proof of Service declaration
- State-by-state notice period reference chart
Copy-and-Paste Notice to Cure or Quit
This is the general lease-violation notice, the one most landlords reach for when the problem is not unpaid rent. For the two other common notices, use the dedicated forms: A pay or quit notice for unpaid rent and a notice to vacate to end a month-to-month tenancy. Copy the notice below, fill in every bracket, and set the deadline to your state’s minimum.
NOTICE TO CURE OR QUIT
To: [TENANT NAME(S)] and all others in possession
Property: [FULL RENTAL ADDRESS, UNIT #]
Date: [DATE]
YOU ARE HEREBY NOTIFIED that you are in violation of your lease dated [LEASE DATE] in the following way:
[DESCRIBE THE VIOLATION SPECIFICALLY, e.g. “An unauthorized dog has been kept in the unit since on or about [DATE], in violation of Section [#] of the lease.”]
WITHIN [STATE NOTICE PERIOD, e.g. 10] days after service of this notice, you must cure the violation by [STATE EXACTLY WHAT FIXES IT, e.g. “permanently removing the animal from the premises”] or quit and surrender the property to the landlord.
If you fail to cure the violation or move out within this period, the landlord will terminate your tenancy and begin legal proceedings to recover possession of the property and any costs allowed by law. This notice does not waive the landlord’s right to pursue any other remedy.
Landlord / Agent: ______________________ Date: __________
Phone / Address for response: ______________________
Keep a copy and complete the proof of service (below) showing how and when you delivered it. A repeated or incurable violation may instead call for an unconditional quit notice with no chance to cure, which is explained further down.
What Is an Eviction Notice?
An eviction notice (legally a “notice to quit,” “notice to vacate,” or “notice to cure”) is a formal written communication from a landlord telling a tenant they must resolve a lease violation or leave the property within a set time. It is the legally required first step in the eviction process (Cornell Legal Information Institute).
Critical distinction: An eviction notice is not an eviction. If the tenant does not comply, the landlord must then file a formal eviction lawsuit, called “unlawful detainer,” “forcible entry and detainer,” or “summary process” depending on the state. The unlawful detainer is the court case a landlord files to recover possession after a notice expires.
The typical eviction process runs in order: Notice period (3 to 60 days, depending on type and state), the tenant fails to comply, the landlord files the lawsuit, a court hearing where the tenant can contest, a judgment, a writ of possession (the court order authorizing removal), and finally the sheriff removing the tenant if they are still there.
You cannot skip steps. Self-help eviction (changing locks, removing belongings, or shutting off utilities) is illegal in all 50 states and can result in significant damages awarded to the tenant.
Types of Eviction Notices (Which Do You Need?)
3-Day Notice to Pay Rent or Quit
Use when the tenant has not paid rent by the due date plus any grace period. The tenant must pay all overdue rent within the notice period or move out. State only the rent actually owed, not late fees, in most states; identify the rental periods; and give payment instructions. Some states require 5 days (IL) or longer, such as 10 days (IN), instead of 3. If the tenant pays within the period, you generally must accept it and the notice is cured. For the full form and state deadlines, see our pay or quit notice template.
14-Day Notice to Cure or Quit
Use when the tenant is breaking a lease term other than non-payment, such as an unauthorized pet or occupant, excessive noise, property damage, or smoking in a non-smoking unit. The tenant must cure (fix) the violation within the period or move out. Describe the specific violation, reference the lease clause, and say exactly what cures it. Repeated violations may be “incurable” and follow different rules. The copy-paste notice above is this form.
30-Day Notice to Vacate (No-Fault)
Use when you want to end a month-to-month tenancy without the tenant doing anything wrong, such as to renovate, sell, or move in yourself. No violation needs to exist, but in just-cause jurisdictions (California’s AB 1482, plus cities like San Francisco, New York, Portland, and Seattle) you cannot give a no-fault notice without a qualifying reason. For the standalone form, use our notice to vacate template, and to understand the tenancy itself, the month-to-month agreement.
60-Day Notice to Vacate
Required in some situations, including California when the tenant has lived there over a year (AB 1482), certain protections for elderly or disabled tenants, and some subsidized-housing programs.
Unconditional Quit Notice
Use when the violation is severe enough that the tenant gets no chance to cure: illegal drug activity, assault or criminal activity against other tenants, serious property damage, or repeated violations within a set window. The timeframe is usually 3 to 5 days with no cure option.
What’s Included in the Template Set
The download bundles each notice plus the proof of service, with the parts each one needs:
- Pay or quit notice. Landlord and property identification, all tenant names, the exact amount owed broken down by month (rent only, in most states), payment instructions, the deadline with a calculated end date, and the consequence of non-compliance.
- Cure or quit notice. The specific violation, the lease clause, what the tenant must do to cure, the deadline, and a note on whether it is a first or repeat violation.
- Notice to vacate. A clear statement that the month-to-month tenancy is ending, the move-out date at least the required days out, move-out and deposit-return instructions.
- Proof of service. How and when the notice was delivered, who served it, and the server’s signature under penalty of perjury.
How to Properly Serve an Eviction Notice (Critical)
Improper service means the case is dismissed. Courts strictly enforce service rules. If you cannot prove the tenant received the notice, your lawsuit fails even if the tenant clearly saw it.
Method 1: Personal Service (Strongest)
Hand the notice directly to any named tenant. Best practice is to have a third party deliver it so they can testify as a witness, and to document the date, time, location, and who received it.
Method 2: Substituted Service Plus Mailing
If the tenant is not home, leave the notice with a person of suitable age and discretion at the property (an adult roommate or family member over 18) and also mail a copy by first-class mail. Both steps are required; one alone is not enough.
Method 3: Post and Mail (Last Resort)
If no one answers after multiple attempts, post the notice in a conspicuous spot on the front door and also mail a copy. Some states also require certified mail. Document your attempts at personal service first.
| State | Personal | Sub + Mail | Post + Mail | Certified Only |
|---|---|---|---|---|
| California | Yes | Yes | Yes (after attempts) | No |
| New York | Yes | Yes | Yes (after attempts) | No |
| Texas | Yes | Yes | Yes | No |
| Florida | Yes | No | Yes (posting only) | No |
| Illinois | Yes | Yes | No | Yes (alternative) |
State-by-State Notice Periods (2026 Reference)
Non-payment of rent:
| State | Notice Period | Cure Allowed? |
|---|---|---|
| California | 3 days | Yes, must accept payment |
| New York | 14 days | Yes |
| Texas | 3 days (unless lease says otherwise) | Yes |
| Florida | 3 days | Yes |
| Illinois | 5 days | Yes |
| Georgia | Demand required (no fixed statutory period) | Varies |
| Pennsylvania | 10 days | Yes |
| Ohio | 3 days | No (unconditional quit) |
| Michigan | 7 days | Yes |
| Washington | 14 days | Yes |
| Oregon | 10 days (ORS 90.394) | Yes |
| Colorado | 10 days | Yes |
Month-to-month termination (no-fault):
| State | Under 1 Year | Over 1 Year | Just Cause Required? |
|---|---|---|---|
| California | 30 days | 60 days | Yes (most properties) |
| New York | 30 days | 60–90 days | Yes (stabilized units) |
| Texas | 30 days | 30 days | No |
| Florida | 30 days | 30 days | No |
| Oregon | 30 days | 90 days | Yes (most cities) |
| Washington | 20 days | 20 days | Yes (state-wide) |
| New Jersey | 30 days | 30 days | Yes (all tenancies) |
Florida raised its month-to-month termination notice from 15 to 30 days in 2023 (Fla. Stat. § 83.57). Always confirm your current state and local rule, and check the full landlord-tenant state compliance table before serving.
Common Eviction Notice Mistakes (That Get Cases Dismissed)
Mistake 1: Wrong Notice Period
Using a 3-day notice in a state that requires 5 or 7 days, or a 30-day notice when 60 is required. Always verify your state’s specific requirement.
Mistake 2: Including Late Fees in the Amount Owed
Most states require a pay-or-quit notice to state only the unpaid rent, not late fees, utilities, or other charges. Overstating the amount gives the tenant grounds to contest.
Mistake 3: Improper or Undocumented Service
Sliding the notice under the door without documentation, texting a photo, or telling the tenant verbally are not proper legal service in most states.
Mistake 4: Accepting Partial Payment After Notice
In many states, accepting any payment after serving a pay-or-quit notice waives the notice, and you must start over. Know your state’s rule on partial payment.
Mistake 5: Serving a No-Fault Notice in a Just-Cause Jurisdiction
If your property falls under just-cause protections (California AB 1482, Seattle, Portland, New York rent stabilization), a no-fault notice is void unless you have a qualifying reason such as owner move-in or major renovation.
Mistake 6: Retaliatory Eviction
Evicting a tenant shortly after they file a complaint (health and safety, a code violation, or organized tenant activity) creates a presumption of retaliation, which is illegal. Even with legitimate grounds, the timing can doom your case.
After the Notice Period: Next Steps
If the tenant complies: If they pay, accept it and keep a record; if they cure, document the fix and watch for repeats; if they vacate, do a move-out inspection and handle the deposit under state law, which our security deposit guide covers from the tenant side.
If the tenant does not comply: The day after the notice expires, you may file the eviction lawsuit, pay the filing fee (often $50 to $400), and have the summons served. A hearing typically follows within one to three weeks. If you win, the court issues a judgment for possession and a writ of possession, and the sheriff gives the tenant a final notice (usually 5 to 10 days) before a lock-out. Total time from filing to removal runs roughly 3 to 8 weeks in tenant-friendly states and 2 to 4 weeks in landlord-friendly ones. For the court stage, see how to file an eviction online.
Eviction Notice Template vs. Attorney Assistance
The template works well for:
- Standard non-payment situations with clear amounts owed
- Simple lease violations with obvious cures
- No-fault month-to-month terminations where permitted
- States without complex procedural requirements
Hire an eviction attorney ($500 to $2,500) for:
- Tenants who have a lawyer or are likely to contest
- Properties in rent-controlled or just-cause jurisdictions
- Situations involving potential retaliation claims
- Section 8 or government-subsidized tenants
- Disputes over the amount owed or lease interpretation
Prefer to get it done with guided, fill-in-the-blank documents? LawDepot’s eviction notice builder uses your state’s exact notice periods and service rules.
Frequently Asked Questions
How much notice do I have to give for non-payment of rent?
It depends on your state, ranging from a simple demand (Georgia) to 14 days (New York, Washington). Most states require 3 to 10 days. Always check your state’s requirement and your lease, which may give a longer period than the statutory minimum.
Can I evict a tenant without a written notice?
No. Proper written notice is a legal prerequisite to filing an eviction lawsuit in every state. Even if the tenant knows they owe rent, a court will dismiss the case without proof of proper written notice and service.
What if the tenant pays partial rent during the notice period?
This varies by state. In some states, including California, accepting partial payment waives the notice entirely; in others you may accept it and still proceed. Know your state’s rule before the situation arises.
Can I change the locks or shut off utilities to force a tenant out?
No. Self-help eviction is illegal in all 50 states. Penalties can include statutory damages, actual damages, attorney fees, and even criminal charges. Always use the court process.
How long does the entire eviction process take?
From notice to physical removal, usually 5 to 12 weeks: The notice period (3 to 60 days), plus filing to hearing (one to three weeks), plus judgment to removal (about 5 to 10 days). Tenant-friendly states tend toward the longer end.
Can a tenant stop an eviction by paying after the notice expires?
In most states, once the notice period passes without payment and you have filed the lawsuit, you are not required to accept late payment. However, some states give tenants a “right of redemption” allowing them to pay and stay even after filing, often at the first hearing. Check your state’s rule.
Is a notice to cure the same as a notice to quit?
Not quite. A cure-or-quit notice gives the tenant a chance to fix the problem and stay; an unconditional quit notice does not, and is used for severe or repeated violations. Choosing the wrong one for the situation can get your case dismissed.
Start the Process Correctly
Begin the eviction the right way with a properly formatted, state-compliant notice and a documented proof of service. Pick the notice that matches the reason, give the full number of days your state requires, and keep your copy. Get the first step right and the rest of the process holds up.
Prefer to get it done with guided, fill-in-the-blank documents? LawDepot generates an eviction notice with your state’s notice periods and service rules.
Sources & References
This guide is fact-checked against the following official and authoritative sources:
- Cornell LII — Eviction
- Cornell LII — Landlord-Tenant Law
- Florida Statutes § 83.56 — Termination for Noncompliance
- Oregon Revised Statutes § 90.394 — Termination for Nonpayment
Fact-checked: July 2026 · ClearLegalTips editorial team. This is legal information, not legal advice.
ClearLegalTips is an independent publisher of plain-English legal guides, free document templates, and cost calculators for common U.S. legal tasks. Every article is reviewed by founder and editor Fatih Öztürk and fact-checked against official sources: statutes, court fee schedules, and government filing pages. Not a law firm; nothing here is legal advice.
