Free Eviction Notice Template
An eviction notice is the first legal step in removing a tenant — and the step most landlords get wrong. Serve the wrong type, give too few days, or leave out a detail, and the court throws the case out. You start over, having lost weeks and a filing fee.
The template below is free to copy and use. It covers the three notice types landlords need — pay or quit, lease violation, and no-cause — and works in every state once you fill in your state's period. It is not legal advice.
What Must Be in an Eviction Notice
Every eviction notice needs the same core pieces — miss one and it can be thrown out, checked Nov 7, 2026 (sources: dardaris.com's by-state guide and lawdepot.com's template).
| Element | What it must say |
|---|---|
| Parties | Landlord and every adult tenant's names |
| Property | Full address and unit number |
| Notice type | Pay or quit, perform or quit, or no-cause — named clearly |
| Reason | Unpaid rent, the clause broken, or no reason given |
| Amount owed | Exact arrears, months and amounts, for a pay-or-quit notice |
| Deadline | Days allowed and the date to pay, fix, or leave |
| Consequence | Eviction proceedings will be filed if the tenant does not comply |
| Date and signature | The date served and the landlord's signature |
The deadline kills the most notices. The days allowed depend on your state and the notice type, and counting starts from the day the tenant receives it. A pay-or-quit notice must state the exact amount owed and the months it covers; a lease-violation notice must name the clause.
The Template: Copy and Use
Copy the text below and replace the bracketed parts. Checked Nov 7, 2026; based on dardaris.com's and lawdepot.com's forms.
EVICTION NOTICE — [PAY OR QUIT / PERFORM OR QUIT / NOTICE TO VACATE]
Date: [DATE NOTICE IS SERVED]
To: [TENANT FULL NAME(S)]
From: [LANDLORD FULL NAME]
Property: [FULL ADDRESS, UNIT NUMBER]
1. Notice type. This is a [PAY OR QUIT / PERFORM OR QUIT / NOTICE TO VACATE] notice. You are required to [pay the rent owed / correct the lease violation described below / vacate the property] within [NUMBER] days of receiving this notice, by [DEADLINE DATE].
2. Amount owed. [For a pay-or-quit notice:] You owe $[TOTAL AMOUNT] in unpaid rent, as follows: [MONTH] — $[AMOUNT]; [MONTH] — $[AMOUNT]. This amount does not include late fees unless your lease and state law allow them.
3. Lease violation. [For a perform-or-quit notice:] You have violated the lease as follows: [describe the violation and the lease clause number, e.g. "Clause 7 — unauthorised occupant living in the unit since October 2026"]. You must [stop the violation / remove the unauthorised occupant / remove the pet] within the notice period above.
4. No-cause termination. [For a no-cause notice:] Your tenancy at the property above will end on [END DATE]. No reason is required for this notice under [STATE] law. You must vacate the property and return all keys by that date.
5. What happens next. If you do not [pay the full amount owed / correct the violation / vacate the property] by [DEADLINE DATE], the Landlord will file eviction proceedings in court. You may still owe rent and any damages for the period you remain in the property.
6. How to respond. If you believe this notice is incorrect, contact the Landlord in writing at [LANDLORD ADDRESS OR EMAIL] before the deadline above. Do not ignore this notice — ignoring it does not stop the eviction process.
7. Service. This notice was served on [DATE] by [hand delivery to the tenant / posting on the front door and mailing a copy / certified mail, tracking number ___].
Landlord: ____________________ Date: __________
That is the whole notice — seven sections, one page.
Which Notice Do You Need?
Pick the notice by the reason — the wrong type is the most common mistake landlords make.
| Notice type | When to use it | Typical notice period |
|---|---|---|
| Pay or quit | Tenant has not paid the rent | 3, 5, 7, or 14 days, by state |
| Perform or quit | Tenant broke a lease clause | 3 to 30 days, by state |
| Unconditional quit | Serious violation — illegal activity or major damage | 3 to 30 days, by state |
| No-cause | Month-to-month tenancy, landlord wants it back | 30 or 60 days, by state |
| Lease non-renewal | Fixed-term lease ending, not renewed | 30 to 90 days, by state |
A pay-or-quit notice is the workhorse of evictions. Pay in full within the window and it is cancelled; pay only part and it usually still stands. In some states, any payment after serving voids it.
A perform-or-quit notice gives the tenant a chance to fix the problem — remove the pet, the extra occupant, or the junk. Violations that cannot be fixed get an unconditional quit notice instead; a few states do not allow those.
A no-cause notice is for month-to-month tenants only — you want the property back for a sale, a renovation, or a family member. The period is longer, usually 30 or 60 days; some rent-control cities restrict them.
State Notice Periods to Check Before Serving
Eviction law is state law — the days in your notice are set by your state, not by this template. Checked Nov 7, 2026 (sources: dardaris.com's by-state guide and state landlord-tenant summaries).
| State | Pay-or-quit period | No-cause period |
|---|---|---|
| California | 3 days | 30 days (<1 yr), 60 days (>1 yr) |
| New York | 14 days | 30 days (<1 yr), 60 days (1–2 yrs), 90 days (>2 yrs) |
| Texas | 3 days | 30 days |
| Florida | 3 days | 15 days (month-to-month) |
| Illinois | 5 days | 30 days |
| Ohio | 3 days | 30 days |
| Georgia | None required for non-payment | 60 days (landlord), 30 days (tenant) |
| Washington | 14 days | 20 days |
If your state is not listed, search "[your state] eviction notice period" before serving, then write it into section 1. Too few days makes the notice invalid; a few extra days rarely hurts. Watch for two traps: some states exclude weekends and holidays, and a few require specific language.
How to Serve the Notice
Serving the notice correctly matters as much as writing it. A notice the tenant never received is a notice that never happened.
| Method | How it works | Proof to keep |
|---|---|---|
| Hand delivery | Give it to the tenant in person | Signed acknowledgement, or a note of date and witness |
| Posting and mailing | Tape it to the door and mail a copy the same day | Photo of the posted notice, mailing receipt |
| Certified mail | Certified mail with return receipt | Tracking number and the signed green card |
| Process server | A licensed server delivers it | The server's affidavit of service |
Hand delivery is the strongest method — the tenant cannot claim they never saw it. Bring a witness and keep it short. If the tenant refuses, leave it at their feet and note the refusal.
Posting and mailing is the fallback when the tenant avoids you — try the door first, photograph the notice, and mail a copy the same day. Certified mail is slower but creates the cleanest paper trail; a process server is safest when the tenant is hostile. Never serve by email or text alone unless your state allows it.
Mistakes to Avoid
- Wrong notice type. Match the notice to the reason.
- Too few days. Count from the day the tenant receives it.
- Accepting partial rent. In many states, taking any payment after a pay-or-quit notice voids it.
- Self-help eviction. Never change the locks or shut off utilities. Only a court order can remove a tenant.
- No proof of service. Keep the receipt, photo, or affidavit — without proof, the case can collapse.
- Retaliation. Do not serve a notice because the tenant complained about repairs.
Frequently Asked Questions
How long does the eviction process take after the notice?
It depends on the state and whether the tenant fights it. An uncontested eviction often finishes within a month; a contested one can take three months.
Can I evict a tenant without going to court?
No. Only a court can order an eviction, and only a sheriff or marshal can carry it out. After the notice period expires, you file in court.
What happens if the tenant pays after the notice is served?
If the tenant pays in full within the notice period, the notice is cancelled. A partial payment usually does not cancel it.
Do I need a lawyer to evict a tenant?
Usually not for a straightforward case — unpaid rent with a correct notice and proof of service is routine. Get a lawyer if the tenant contests it.
Can I serve an eviction notice if there is no written lease?
Yes, in most states. Without a written lease, the tenant is usually treated as month-to-month, so you serve a no-cause notice — typically 30 days.