10 Day Eviction Notice Template You Can Use Today?

A 10‑day eviction notice is a written demand a landlord gives a tenant to fix a lease violation within ten days, after which the landlord may file for eviction if the breach remains uncured. It typically covers non‑payment of rent, unauthorized occupants, or other curable infractions, but the exact grounds and procedural rules vary by state, so always verify local statutes or consult counsel.

Examples:

a tenant who falls two weeks behind on rent receives a 10‑day notice to pay the overdue amount or face legal action; a renter who keeps a pet prohibited by the lease gets a notice to remove the animal and any associated damage within ten days; a tenant who repeatedly damages the property must remedy the issue or vacate after the notice period ends.

In each case, the notice must state the specific breach, the cure deadline, and the landlord's intent to proceed if the tenant does not comply, as outlined in most state guidelines (10‑day eviction notice overview).

A 10‑day eviction notice applies only when the breach is listed in your state's code as curable within ten days, not for ordinary rent defaults. As we covered above, the notice's validity hinges on statutory language, so always verify local rules before drafting.

• Violation of a lease clause that the lease or state law labels 'curable' (e.g., unauthorized pet, illegal sublet, prohibited waste disposal).
• Repeated minor infractions where the lease explicitly grants a ten‑day cure window (e.g., documented noise violations).
• Any health‑ or safety‑related breach that a municipal ordinance permits a ten‑day cure period (e.g., illegal storage of hazardous materials).

Generally, non‑payment of rent triggers a 3‑5‑day 'pay‑or‑quit' notice, and most other lease breaches require 30 days or more; consult your state's eviction statutes such as the North Carolina landlord‑tenant act for precise timelines.

The three legal boundaries that determine if a 10‑day eviction notice is enforceable are notice content, service method, and state‑specific compliance.

• Accurate notice content. The notice must name the tenant, state the violation, and cite the exact 10‑day cure period; generally, omitting any of these elements renders the notice invalid.
• Proper service and timing. Landlords must deliver the notice in a manner allowed by state law - personal delivery, certified mail, or posting - typically within the day the notice is issued; verify state statutes to avoid premature or late service.
• State‑specific statutory limits. Some states prohibit 10‑day notices for certain lease breaches or require additional disclosures; generally, consult state‑specific eviction notice requirements and consider attorney review to ensure full compliance.

Select the template that matches your state's legal requirements for a 10‑day eviction notice. Each jurisdiction prescribes its own wording, deadline calculations, and required disclosures, so verify the statutes before copying.

1. Determine whether your state authorizes a 10‑day notice for the specific breach you're citing; Arizona, for example, permits a ten‑day notice for unpaid rent after a written demand (verify state laws).
2. Download the official form if the court provides one; Arizona's version is available as a PDF at Arizona 10‑day eviction notice form.
3. When no state‑issued form exists, modify the generic template by inserting the appropriate statutory citation (e.g., 'A.R.S. § 33‑1301') and any mandatory phrasing required by that jurisdiction.
4. Populate the notice with the landlord's full name, mailing address, and the tenant's address exactly as your state's service rules dictate; include a line for the tenant's signature of receipt.
5. Cross‑check the completed notice against the three legal boundaries outlined earlier; confirm that the breach description, cure period, and termination clause all align with state requirements.

Tailor the 10‑day eviction notice to the exact lease breach at hand. Because notice periods differ by jurisdiction, confirm the required days for the specific violation before locking in language; the template's '10‑day' label may need adjustment to match state law. Insert the breach details where the generic placeholders sit, and reference any cure period the statutes allow.

• Clause citation - quote the numbered lease provision the tenant violated.
• Date of violation - record the precise day the breach occurred.
• Statutory cure window - note the state‑mandated period (if any) the tenant has to fix the issue, per the Nolo guide on eviction notice requirements.
• Landlord contact - list name, phone, and email for quick communication.
• Consequences - state that failure to cure within the stated time triggers filing a formal eviction action.

With those edits, the notice reads like a custom legal letter rather than a copy‑pasted form. The next step - serving the notice properly and on time - is covered in the following section, ensuring the tenant can't claim improper delivery.

The 10‑day eviction notice begins its countdown the moment the tenant actually receives it - opening certified mail, taking personal delivery, or signing an acknowledgment all trigger the start, not the landlord's mailing date. Because the clock runs on receipt, proof of delivery becomes essential; a return‑receipt card, a signed receipt, or a server's affidavit typically satisfies that requirement. Verify state‑specific rules, as some jurisdictions prescribe a particular statutory form that must accompany the notice.

Legally valid service usually means personal delivery, certified mail with a return receipt, or a process server licensed in the jurisdiction; these methods provide verifiable proof and are accepted in the majority of states. Posting the notice on the front door, even alongside a mailed copy, is insufficient in most areas and can invalidate the entire process. Keep the delivery evidence on file and consult local statutes before dispatching the notice (how to serve an eviction notice correctly).

The four costly 10‑day eviction notice errors landlords should avoid are:

• Leaving blank fields or generic placeholders, which generally makes the notice incomplete and gives the tenant grounds to dispute.
• Misstating the violation date or the 10‑day deadline, which typically causes a court to dismiss the notice.
• Omitting the required service method (personal delivery, certified mail, etc.), which many states verify as essential for legal service.
• Failing to include the landlord's signature and contact information, which usually renders the notice invalid.

Landlord should read the tenant's response, determine whether it cures the violation, and act according to state law. If the tenant sends full rent or fixes the breach within the 10‑day window, keep the payment receipt and the proof of service (the delivery documentation) as your record; no extra filing is needed, and you can dismiss any court case you may have started.

If the tenant argues the issue is curable - common with late rent - the landlord must verify that the state's eviction statutes permit a cure (most do for non‑payment) and request a written plan. Retain the tenant's cure offer and the original notice proof; you may proceed without filing until the deadline passes.

When the tenant claims an incurable violation (for example, illegal activity) or simply ignores the notice, the landlord should prepare the eviction filing and attach the proof of service. Because the lease cannot override statutory cure rights, rely on the governing state law to justify the action. state eviction statutes guide cure requirements.

The real-world fix for a chronic late payer is to serve a properly drafted 10‑day eviction notice that complies with state law. This notice functions as a 'pay or quit' demand, giving the tenant ten calendar days to cure the balance or vacate. Most jurisdictions limit nonpayment notices to three or five days, so a 10‑day period is only permissible where statutes specifically allow an extended notice for repeated delinquency. Therefore, landlords must verify their state's landlord‑tenant statutes before using the longer timeline.

The notice must list each missed payment, the total amount due, and a clear statement that failure to pay within ten days triggers eviction proceedings.

First, compile a ledger showing at least three consecutive months of late rent, then attach that ledger to the notice as proof of a pattern. Next, insert the tenant's name, address, and the exact dollar figure owed into the template we covered in section 5, keeping the language concise and formal. After printing, deliver the document by certified mail with return receipt or hand‑deliver it according to local service rules. If the tenant neither pays nor moves out by day 10, file a summons and complaint using the same docket number referenced in the notice.

A landlord who follows these steps avoids the common pitfalls highlighted in section 7 and moves smoothly toward a court‑ordered possession.

Treat a short‑term rental eviction like any other tenancy, but layer in the turnover speed and platform policies that define those stays. Issue the standard 10‑day eviction notice, spell out the specific breach - excessive noise, unapproved guests, or failure to pay the booking fee - and serve it according to state rules; most states require a written notice, and Texas, for example, limits the cure period to three days under Property Code § 24.005.

Verify the exact timeline before mailing, then document delivery with certified mail or an accepted electronic method to build a clear paper trail.

Relying solely on an Airbnb or Vrbo complaint saves paperwork but leaves the landlord vulnerable if the tenant disputes the removal. Pair the platform's internal enforcement with a formally served 10‑day notice to preserve the right to court and to satisfy local ordinances that may demand statutory notice periods. Skipping the legal notice often results in a dismissed case, turning a simple turnover into a costly litigation nightmare. For deeper insight, see the short‑term rental eviction guide.