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Free Eviction Notice Template — Fill Out & Download Instantly

Free — No Sign-Up RequiredPDF & WordUpdated March 30, 2026

An eviction notice (also called a notice to quit or notice to vacate) is a formal written document that a landlord serves on a tenant to begin the legal process of ending a tenancy and requiring the tenant to leave the rental property. Eviction notices are required by every state before a landlord can file an eviction lawsuit (also called an unlawful detainer action) in court.

⚠️ Legal Disclaimer: This template is attorney-reviewed and built to US legal standards. It does not substitute for professional legal advice. For complex situations, we recommend consulting a licensed attorney.

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Select the state where the rental property is located

The state where the rental property is located — this determines required notice periods, cure rights, and service methods

The property owner or management company issuing the notice

The full legal name of the landlord or property management company. Must match the name on the lease agreement.

The tenant(s) being served with the eviction notice

List all tenants named on the lease. Separate multiple names with 'and.' All named tenants must be served.

Address and type of the rental property

The full street address of the rental property, including unit or apartment number

Reason for eviction, notice period, and cure option

Select the primary legal ground for this eviction. Each reason has different notice requirements and tenant rights.

The number of days the tenant has to comply or vacate. This varies by state and eviction reason — check your state's landlord-tenant statute for the required minimum.

MM/DD/YYYY

The date by which the tenant must cure the violation to avoid further eviction proceedings

Date and method of delivering the notice to the tenant

MM/DD/YYYY

The date the notice is delivered to the tenant. The notice period begins on this date (or the next day, depending on your state).

Many states have specific requirements for how eviction notices must be served. Personal delivery is generally the most reliable. Some states require multiple methods (e.g., posted AND mailed).

What Is a Eviction Notice?

An eviction notice (also called a notice to quit or notice to vacate) is a formal written document that a landlord serves on a tenant to begin the legal process of ending a tenancy and requiring the tenant to leave the rental property. Eviction notices are required by every state before a landlord can file an eviction lawsuit (also called an unlawful detainer action) in court. The notice must specify the reason for eviction, the time the tenant has to comply or vacate, and — in many cases — whether the tenant has an opportunity to cure the issue (such as paying overdue rent or correcting a lease violation).

When Do You Need It?

You should create an eviction notice when a tenant has failed to pay rent and the grace period has expired; when a tenant has violated the terms of the lease agreement (unauthorized pets, excessive noise, subletting without permission, property damage, etc.); when you want to end a month-to-month tenancy without cause; when a tenant is engaging in illegal activity on the premises; or when a tenant has remained on the property after the lease has expired (holdover tenant). In all cases, you must serve the notice before filing an eviction lawsuit. Self-help evictions — such as changing locks, shutting off utilities, or removing a tenant's belongings without a court order — are illegal in every state and can expose the landlord to significant liability..

What's Included in This Template

  • Landlord identification and contact information
  • Tenant name(s) and rental property address
  • Eviction reason with appropriate legal language
  • Amount owed for nonpayment evictions
  • Violation description for lease violation evictions
  • State-appropriate notice period (3 to 60 days)
  • Cure or quit option (where applicable)
  • Cure deadline for correctable violations
  • Date of service and method of service
  • Landlord signature block
  • Certificate of service section

How to Fill It Out

1
Enter Landlord & Tenant Information — Provide the landlord's full legal name and address, the tenant's full legal name(s) as they appear on the lease, and the complete address of the rental property. All tenants named on the lease should be listed on the notice.
2
Select the Eviction Reason — Choose the specific ground for eviction — nonpayment of rent, lease violation, no-cause termination, illegal activity, or holdover tenancy. Each reason triggers different legal requirements and notice periods. For nonpayment, enter the total amount owed. For lease violations, describe the specific violation in detail.
3
Set the Notice Period & Cure Option — Select the notice period required by your state (ranges from 3 to 60 days). If the tenant has the right to cure the issue (pay rent or fix the violation), enable the cure option and set a deadline. Many states require a cure-or-quit notice before proceeding to an unconditional quit notice.
4
Serve the Notice Properly — Select your method of service (personal delivery, posted on door, mailed, or certified mail). Many states have specific requirements for how an eviction notice must be served — improper service can invalidate the notice. Keep a copy of the notice and document the date, time, and method of service for your records.

Legal Requirements & Notes

This eviction notice template is drafted with reference to general landlord-tenant law principles applicable in most U.S. states. Eviction law is heavily state-specific — always verify your state's requirements before serving a notice. Key legal considerations:

  • State-Specific Notice Periods: Every state sets its own minimum notice periods for different eviction grounds. For nonpayment of rent, periods range from 3 days (California, Florida, Texas) to 14 days (Vermont, Maine). For no-cause termination of a month-to-month tenancy, most states require 30 days, but some require 60 days (Oregon for tenants with 1+ year tenancy) or allow 7 days (Delaware). Some cities have additional requirements — for example, rent-controlled cities in California and New York have longer notice periods and 'just cause' eviction requirements.
  • Cure or Quit vs. Unconditional Quit: Many states require a 'cure or quit' notice for first-time violations (including nonpayment), giving the tenant a chance to fix the problem. An 'unconditional quit' notice (no right to cure) may be permitted for repeat violations, serious lease breaches, or illegal activity. Serving the wrong type of notice can invalidate your eviction case.
  • Fair Housing Act (42 U.S.C. §§ 3601-3619): Federal fair housing law prohibits evictions based on race, color, religion, sex, national origin, familial status, or disability. Many states and cities add additional protected classes (age, sexual orientation, gender identity, source of income, etc.). Retaliatory evictions — evicting a tenant for filing a complaint, requesting repairs, or organizing a tenant association — are also prohibited in most states.
  • Illegal Eviction / Self-Help Prohibition: Self-help evictions are illegal in all 50 states. A landlord cannot change locks, shut off utilities, remove doors or windows, physically remove the tenant, or discard the tenant's belongings without a court order. Engaging in self-help eviction can expose the landlord to significant civil liability (including statutory damages, compensatory damages, and attorney's fees) and potential criminal charges.
  • CARES Act and Federal Protections: The federal CARES Act (2020) established temporary eviction moratoriums for properties with federally backed mortgages or receiving federal housing assistance. While the nationwide moratorium has expired, some state and local protections remain in effect. Tenants in federally subsidized housing (Section 8, public housing) have additional procedural protections under HUD regulations. Always verify whether any federal, state, or local eviction protections apply to your property.
  • Proper Service is Essential: An eviction notice is only legally effective if served in compliance with state law. Most states require personal delivery as the primary method, with posting on the door or mailing as alternatives if the tenant cannot be found. Some states require specific combinations (e.g., posted AND mailed). Improper service is one of the most common reasons eviction cases are dismissed.
  • This template provides general guidance and is not a substitute for legal advice. Eviction law is one of the most state-specific areas of law. Consult a licensed attorney in your state before proceeding with an eviction, especially for residential tenancies.

    • Frequently Asked Questions

    The required notice period depends on your state and the reason for eviction. For nonpayment of rent, most states require 3 to 14 days (e.g., Texas and California require 3 days; Wisconsin requires 5 days; New York requires 14 days). For no-cause termination of a month-to-month tenancy, most states require 30 days, though some require 60 days for long-term tenants. For illegal activity, many states allow as few as 3 days with no right to cure. Always check your specific state statute — serving a notice with too short a period can invalidate the entire eviction.

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    Free Eviction Notice Template (2026) — All States & Reasons | FormDraft | FormDraft