What should an eviction notice include?

An eviction notice should include the tenant's name, property address, reason for eviction, amount owed (if applicable), deadline to comply or vacate, landlord's name and signature, and date of service.

How do I serve an eviction notice?

Eviction notices can typically be served by personal delivery to the tenant, posting on the door plus mailing a copy, or certified mail with return receipt. Check your state's specific requirements.

Is a 3-day or 5-day notice to pay or quit the same as an eviction?

No. A notice to pay or quit is the first step in the eviction process — it gives the tenant a chance to pay before you file in court. The actual eviction requires a court order.

Templates & Legal

Free Eviction Notice Template: Download & Customize

Updated March 2026 · 12 min read

Serving the correct eviction notice is the critical first step in legally removing a tenant. Use the wrong notice type, miss a required element, or serve it incorrectly, and your entire eviction case can be thrown out — costing you weeks of lost rent and starting over from scratch.

This guide provides free eviction notice templates for the three main types of notices landlords use, plus detailed instructions on how to customize and serve them properly in any state.

⚡ Key Point: An eviction notice is NOT the same as an eviction. The notice is step 1 — it gives the tenant a chance to fix the problem (pay rent, cure a violation) before you file in court. You cannot skip this step.

3 Types of Eviction Notices

Before downloading a template, you need to know which type of notice to use. Using the wrong one can invalidate your case.

1. Pay or Quit Notice (Nonpayment of Rent)

The most common eviction notice. You serve this when a tenant hasn't paid rent by the due date. It gives the tenant a specific number of days to pay the full amount owed or move out.

When to use: Rent is late and past any grace period in your lease
Notice period: Varies by state — 3 days (TX, CA, FL) to 14 days (MA, MN, WA)
Curable? Yes — if the tenant pays in full within the notice period, the eviction stops

2. Cure or Quit Notice (Lease Violation)

Used when a tenant violates a lease term that can be fixed — unauthorized pets, noise violations, unauthorized occupants, or property damage. It gives the tenant time to fix ("cure") the violation.

When to use: Tenant violates a lease term that can reasonably be corrected
Notice period: Typically 7-30 days depending on state
Curable? Yes — tenant can fix the violation to stop the eviction

3. Unconditional Quit Notice (No Cure Possible)

The most serious notice. Used for severe violations where the tenant must leave — no option to fix the problem. Typically reserved for illegal activity, repeated violations, or severe property damage.

When to use: Illegal activity on premises, repeated lease violations (after a cure or quit was already served), or severe property damage
Notice period: Immediate to 30 days depending on state and violation type
Curable? No — tenant must vacate by the deadline

Notice Type	Common Timeframes	Tenant Can Fix?	Use For
Pay or Quit	3-14 days	Yes (pay rent)	Unpaid rent
Cure or Quit	7-30 days	Yes (fix violation)	Lease violations
Unconditional Quit	0-30 days	No	Severe/illegal violations

Pay or Quit Notice Template

Use this template when a tenant hasn't paid rent. Customize the bracketed fields for your situation and state requirements.

NOTICE TO PAY RENT OR QUIT To: [Tenant Name(s)] Address: [Rental Property Address, Unit #, City, State, ZIP] Date: [Date of Notice] You are hereby notified that you owe $[Amount Owed] in unpaid rent for the period of [Month/Date Range]. You are required to pay the full amount owed within [Number] days of receiving this notice, or vacate and surrender possession of the premises. If you fail to pay the rent owed or vacate the premises within the required time period, legal proceedings will be initiated to recover possession of the premises, any unpaid rent, court costs, and attorney fees as allowed by law. Payment must be made to: Name: [Landlord/Management Company Name] Address: [Payment Address] Accepted methods: [Check, money order, online payment, etc.] Landlord/Agent Signature: ____________________ Printed Name: [Landlord/Agent Name] Date: [Date] Phone: [Contact Phone] PROOF OF SERVICE I served this notice on [Date] by: ☐ Personal delivery to the tenant ☐ Leaving with a person of suitable age at the premises ☐ Posting on the door and mailing a copy ☐ Certified mail, return receipt requested Server Signature: ____________________

Cure or Quit Notice Template

Use this when a tenant violates a lease term that can be corrected (unauthorized pets, noise, etc.).

NOTICE TO CURE OR QUIT To: [Tenant Name(s)] Address: [Rental Property Address, Unit #, City, State, ZIP] Date: [Date of Notice] You are hereby notified that you are in violation of your lease agreement dated [Lease Start Date] for the following reason(s): [Describe the specific lease violation in detail. Reference the exact lease clause being violated. Example: "Section 8.2 of your lease prohibits pets on the premises. An unauthorized dog has been observed at the property on multiple occasions."] You are required to cure (correct) this violation within [Number] days of receiving this notice, or vacate and surrender possession of the premises. To cure this violation, you must: [Describe exactly what the tenant needs to do to fix the problem] If you fail to cure the violation or vacate the premises within the required time period, legal proceedings will be initiated to recover possession. Landlord/Agent Signature: ____________________ Printed Name: [Landlord/Agent Name] Date: [Date] Phone: [Contact Phone]

Unconditional Quit Notice Template

Use this for severe violations where the tenant must leave with no option to fix the problem.

UNCONDITIONAL NOTICE TO QUIT To: [Tenant Name(s)] Address: [Rental Property Address, Unit #, City, State, ZIP] Date: [Date of Notice] You are hereby notified to vacate and surrender possession of the above-described premises within [Number] days of receiving this notice. This notice is being issued for the following reason(s): [Describe the reason — illegal activity, repeated lease violations, severe property damage, etc. Be specific and factual.] This violation is not curable. You must vacate the premises by [Deadline Date]. If you fail to vacate the premises by the deadline, legal proceedings will be initiated to recover possession, damages, court costs, and attorney fees as allowed by law. Landlord/Agent Signature: ____________________ Printed Name: [Landlord/Agent Name] Date: [Date]

How to Properly Serve an Eviction Notice

A perfectly written notice is worthless if you don't serve it correctly. Improper service is the #1 reason eviction cases get dismissed.

Acceptable Service Methods (Check Your State)

Personal delivery: Hand the notice directly to the tenant. The strongest method — hardest for them to dispute.
Substituted service: If the tenant isn't home, give it to another adult at the property, then mail a copy.
Post and mail: Tape the notice to the door AND mail a copy via certified mail with return receipt.
Certified mail only: Some states allow this as the sole method. Always get a return receipt.

🔑 Pro Tip: Even if your state allows "post and mail," always try personal delivery first. It's the most bulletproof method and hardest for a tenant to challenge in court. Bring a witness or take a timestamped photo.

Documentation Checklist

Keep a copy of every notice you serve
Note the date, time, and method of service
If serving in person, bring a witness (another adult who can testify if needed)
Take a photo of the posted notice with a timestamp
Keep certified mail receipts and return receipts
Fill out the Proof of Service section on your notice

Notice Periods by State

Every state has different notice requirements. Using the wrong timeframe will invalidate your notice. Here are the most common states:

State	Pay or Quit	Cure or Quit	Month-to-Month End
California	3 days	3 days	30-60 days
Texas	3 days	3 days	30 days
Florida	3 days	7 days	15 days
New York	14 days	30 days	30-90 days
Illinois	5 days	10 days	30 days
Georgia	Immediate	Immediate	60 days
Ohio	3 days	30 days	30 days
Pennsylvania	10 days	15-30 days	15-30 days
Washington	14 days	10 days	20 days
Colorado	10 days	10 days	21 days

📋 Need your state's specific eviction process? See our complete eviction guide for all 50 states.

Common Mistakes That Invalidate Your Notice

Wrong notice period: Using a 3-day notice in a state that requires 7 days will get your case thrown out.
Wrong notice type: Using an unconditional quit for a curable violation when your state requires a cure or quit first.
Vague language: "You violated the lease" isn't specific enough. Name the exact lease clause and describe the violation in detail.
Wrong amount: On a pay or quit notice, the amount must be exactly what's owed in rent — no late fees, no damages, no utility charges (unless your state specifically allows it).
Improper service: Texting or emailing the notice isn't valid in most states. Follow your state's required service methods.
Not counting days correctly: Many states exclude the day of service. Some exclude weekends and holidays. Check your state's rules.
Accepting rent after notice: If you accept partial or full rent after serving the notice, you may waive your right to proceed. Once you serve a pay or quit, don't accept anything less than the full amount.

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After Serving the Notice: What Happens Next?

If the Tenant Complies

Great news — no court needed. If they pay the rent or fix the violation within the notice period, the matter is resolved. Document the resolution and keep your records.

If the Tenant Does Nothing

Once the notice period expires without compliance, you can file an eviction case (unlawful detainer, forcible entry and detainer, or summary possession — terminology varies by state) in your local court. See our complete eviction process guide for the full court procedure.

If the Tenant Disputes the Notice

They may claim the notice is invalid, the amount is wrong, or they have a defense (habitability issues, retaliation, discrimination). This is why proper documentation is essential — your meticulous records will be your best evidence in court.

Digital vs. Paper Notices

While technology makes everything easier, eviction notices should always be served on paper using your state's approved methods. Here's why:

Most states don't recognize email or text as valid service methods for eviction notices
Paper creates a physical record that's harder to dispute
Certified mail provides proof of delivery through USPS
Judges are accustomed to paper notices and may question digital-only service

That said, you can also send the notice via email or text as a courtesy — just don't rely on it as your primary service method.

When to Hire an Attorney

You can handle most straightforward evictions yourself using these templates, but consider hiring an attorney if:

Your state has complex eviction procedures (NY, CA, NJ, MA)
The tenant has legal representation
The tenant raises discrimination or retaliation claims
You're evicting from a rent-controlled unit
The tenant is in a protected class or has Section 8 vouchers
You manage multiple properties and need standardized processes