How to use this free eviction notice template
This eviction notice template is a guided form, not a blank page. Pick the notice type and your state, fill in the tenant and property, and the notice text, deadline and citation update as you type. When it looks right, download the PDF, sign it and serve it.
- Choose the notice. Use pay rent or quit for unpaid rent, cure or quit for a fixable lease violation, notice to quit for serious violations, or a notice to vacate to end a month-to-month tenancy.
- Choose the state. For 7 states (California, Texas, Florida, New York, Arizona, Washington, Virginia) we checked the notice periods and service rules against the official statute and cite the section. For other states you enter the period from your statute.
- Fill in the facts. Every adult tenant on the lease, the full address with unit and county, the exact rent owed or the exact violation, and who to pay.
- Pick the service date and method. The deadline counts from the day you serve, not the day you print.
- Download, sign and serve. Keep a copy and write down how and when you served it.
What an eviction notice must include
Courts dismiss eviction cases over small notice mistakes, and the landlord then has to start again with a new notice. A sound notice has these parts:
| Part | Why it matters |
|---|---|
| All tenant names | Name every adult on the lease and add "and all other occupants". A missing adult can mean a second case. |
| Full property address | Street, unit, city, ZIP, and the county where required (Florida's statutory form asks for it). |
| Reason and amount | The exact rent owed for the exact period, or a specific description of the violation and the lease clause. |
| What to do and by when | Pay, fix the problem or move out, with a deadline that meets the statute. A deadline that is too short can void the notice. |
| Payment details | California requires the name, phone and address of the person to pay and the days and hours they accept payment. |
| Signature and date | Signed by the landlord or authorized agent, dated the day it is served. |
Eviction notice periods in verified states
These are the minimum periods for the most common notices, checked against each state's official statute site. Open a state for the full rules, service methods and citations.
| State | Pay rent or quit | Cure or quit | End month-to-month (landlord) |
|---|---|---|---|
| California | 3 days (court days) | 3 days | 30 to 60 days |
| Texas | 3 days | 3 days | 1 month |
| Florida | 3 days (court days) | 7 days | 30 days |
| New York | 14 days | Check | 30 to 90 days |
| Arizona | 5 days | 10 days | 30 days |
| Washington | 14 days | 10 days | Just cause needed |
| Virginia | 14 days | 21 days | 30 days |
Court days skip Saturdays, Sundays and holidays. Local rules (rent control, just cause ordinances, subsidized housing) can add requirements, so treat this as a starting point. Full list: eviction notice periods by state.
Common mistakes that get eviction notices thrown out
- Demanding the wrong amount. Check whether your state lets a rent notice include late fees or utilities. If it does not, an inflated amount can make the notice invalid.
- Counting the days wrong. Counting the day of service, ignoring weekends where the statute skips them, or setting a deadline on the wrong day of a rental period.
- Serving it the wrong way. Taping a notice to the door without also mailing a copy where the statute requires both.
- Taking rent after the notice. Accepting full or partial rent after serving can waive the notice in some states. Florida has a specific procedure for partial rent (Fla. Stat. § 83.56(5)).
- Self-help. Changing locks or removing a tenant's things instead of going to court.
Eviction notice template vs. a lawyer
A template is fine for a straightforward case: one late tenant, a clear amount, a standard lease. Talk to a landlord-tenant attorney if the property is rent controlled, subsidized or covered by a just cause law, if the tenant has raised a repair or discrimination complaint, if the tenant is in the military, or if you have already had a case dismissed. Many state courts also run free self-help centers for landlords and tenants.
Want to see a finished example first? Look at our eviction notice sample. Ending a month-to-month lease instead? Use the 30 day notice to vacate.
Frequently asked questions
Can I write an eviction notice myself?
In most states a landlord or the landlord's agent can prepare and serve the first written notice without a lawyer. The notice has to meet your state's rules on the notice period, the content and how it is delivered. A notice that gets any of these wrong is a common reason eviction cases are dismissed, so check the statute for your state (we cite it for each verified state) or ask a local attorney.
What should an eviction notice include?
The tenant's name and every adult on the lease, the full property address, the reason (unpaid rent with the exact amount, or the specific lease violation), what the tenant must do and by when, the date of the notice, the landlord's name and contact details, and a signature. Some states require extra items, such as who to pay and when in California, or the statutory wording in Florida.
How much notice must a landlord give a tenant to vacate?
It depends on the state and the reason. For unpaid rent it ranges from 3 days (California, Florida, Texas) to 14 days (New York, Virginia, Washington). To end a month-to-month tenancy without cause it is usually 30 days, and longer in some states: California requires 60 days after a tenant has lived there a year, and New York up to 90 days. See the state table on our state rules page.
Is an eviction notice the same as an eviction?
No. The notice is the first step. If the tenant does not pay, fix the problem or move out by the deadline, the landlord must file an eviction lawsuit and win a court order. Only a sheriff, marshal or constable carries out a court-ordered removal. Changing the locks, removing belongings or shutting off utilities yourself is illegal in most states.
What is the difference between pay or quit, cure or quit and an unconditional quit notice?
Pay rent or quit gives the tenant a short period to pay the rent owed or leave. Cure or quit gives the tenant time to fix a lease violation, such as an unauthorized pet. An unconditional notice to quit tells the tenant to leave with no chance to fix the problem, and most states allow it only for serious violations such as illegal activity or major damage.
Does the day I serve the notice count?
Usually not. Notice periods are normally counted starting the day after service. Some states also skip weekends and court holidays for short notices (California and Florida do for the 3-day rent notice). Our calculator follows the counting rule in the statute for each verified state and shows which days it skipped.
How do I serve an eviction notice?
Each state lists the allowed methods. Common ones are handing it to the tenant, leaving it with an adult at the home and mailing a copy, or posting it on the door and mailing a copy. Texas and Florida allow mail alone, and some states allow email if the tenant agreed in writing. Write down how and when you served it on a proof of service form.
Is this eviction notice template free?
Yes. Every notice type, the state rules and the deadline calculator are free, and the PDF has no watermark. A Single Notice ($7.99 one-time) adds a proof of service page, a Word file and a file copy. Landlord Pro ($49/year) adds unlimited notices, saved properties and a notice log.
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Last updated · Written by the EvictionNoticeMaker editorial team and checked against the official state statutes cited on each page. Templates and general information, not legal advice.