3-Day Eviction Notice Free Template And Form To Print?

A 3‑day notice is a written demand that the tenant either pay overdue rent or correct a lease violation within three calendar days of receipt. It must name the tenant, state the exact amount owed or describe the breach, give a clear deadline, be signed by the landlord, and comply with the service rules that apply in many jurisdictions (verify local laws).

Typical wording looks like: 'You owe $1,250 for rent due on June 1. Pay the full amount by June 4, 2025, or vacate the premises by June 5, 2025.' Another example for a no‑pet clause breach might read: 'You have kept a pet in violation of your lease. Remove the pet and any related items by June 4, 2025, or you must surrender possession by June 5, 2025.'

Both examples include the amount or violation, a precise three‑day deadline, and a landlord's signature. Use a free 3‑day eviction notice template to ensure all required elements are present.

Issue a 3‑day notice whenever a tenant commits a curable lease breach that typically requires correction within three days, such as missed rent, illegal pets, or property damage, and you have already documented the violation in the essentials and clauses sections. Verify local laws before proceeding (see state-specific 3‑day notice guidelines).

• Rent not paid by the due date
• Unauthorized pets or occupants
• Repeated noise or nuisance complaints
• Property damage beyond normal wear
• Violation of health, safety, or building codes
• Failure to cure a previously warned curable breach

Collect these items before drafting your 3‑day notice.

• Tenant's full legal name and current mailing address (verify spelling).
• Exact amount owed (rent, late fees, penalties) and the date it became due (typically shown as '$X as of [date]').
• Legal description of the rental unit (unit number, building name, or parcel ID) to avoid ambiguity.
• State‑required notice format (heading, blank lines for signature/date, and any mandated language; verify local laws).
• Preferred method of service and proof‑of‑delivery options (hand delivery, certified mail, or process server).
• Calendar of critical deadlines (the three‑day cure period, court filing cut‑off, and any grace days allowed in many jurisdictions).
• Copies of the lease and any prior notices to attach if required by local rules.

The 3‑day notice should contain exactly five core clauses to be enforceable.

• Tenant's name and address - identify the renter and rental unit so the notice cannot be disputed.
• Amount owed and due date - state the precise rent or fee (for example, $1,200) and note that payment is required within three days of receipt.
• Reason for notice - briefly explain that the tenant is in default for non‑payment (or another statutory ground) and that the notice serves as a 'pay or quit' demand.
• Consequences of non‑payment - warn that failure to pay will result in eviction proceedings, typically beginning with a court filing.
• Signature and date - include the landlord's signature, printed name, and the date the notice is issued to establish a clear timeline.

These clauses build on the essentials you gathered earlier and set the stage for proper service, which we cover next.

Serve your notice without breaking rules by using only the delivery methods the law actually recognizes.

1. Verify acceptable service methods in your state; most jurisdictions require personal delivery, certified mail with return receipt, or a licensed process server (verify local laws before proceeding).
2. Prepare two identical copies of the 3‑day notice, one for the tenant and one for your records, along with a blank proof‑of‑service form.
3. Choose a delivery option that matches the statutory list - hand the notice to the tenant in person, mail it using certified postage and retain the receipt, or hire a professional process server (door posting is rarely valid).
4. Record the exact date, time, and person who received the notice; if mailed, attach the carrier's receipt image; if served, obtain the server's affidavit.
5. File the completed proof‑of‑service with your eviction file; this document will shield you from procedural challenges later (see how to serve an eviction notice legally for a checklist).

These steps ensure the 3‑day notice is served correctly, paving the way for the deadline‑tracking process described next.

Mark every critical date on a calendar the moment you serve the 3‑day notice. Count the three days from the service date, then set a reminder for the court filing deadline that typically follows a few days later; missing either window stalls the case and gives tenants extra breathing room.

Add a buffer day for paperwork, verify local rules on when you can file, and keep all proof of service and payment records in a folder that's ready for the clerk. In many jurisdictions, a simple spreadsheet or phone alarm that alerts you 24 hours before each deadline prevents costly delays and keeps the eviction on track, paving the way for the next section on adapting notices to local quirks.

Tailor the 3‑day notice to the service rules, deadline calculations, and any city‑ or county‑specific tenant protections that apply.

When adapting the form, verify local statutes for:

• permissible delivery methods (personal hand‑off, certified mail, or court‑approved electronic service only where expressly allowed);
• how the three‑day count treats weekends, court holidays, or statutory notice periods (many jurisdictions pause the clock);
• optional clauses that address local exemptions, such as senior‑or disability‑related protections that exist in only a handful of jurisdictions.

Apply those tweaks before serving, then log the exact expiration date; the next section on late payments shows why an off‑by‑one error can derail the eviction timeline.

If the tenant pays after the 3‑day deadline, the landlord can typically either accept the rent and treat the notice as satisfied, or decline the payment and keep the eviction process alive.

Accepting the late amount usually wipes out the breach, lets the landlord restart the rental cycle, and may require a new notice if future issues arise; see the essential clauses you gathered earlier for wording. Declining the payment lets the landlord, in many jurisdictions, proceed to file an unlawful detainer and enforce the original 3‑day notice - verify local laws before taking action. Nolo guide on late rent and eviction

• Typically, keep a dated, signed copy of the 3‑day notice and proof of service (certified‑mail receipt or witness statement); when a tenant claims they never received it, you can present that evidence immediately.
• Typically, the three‑day window is statutory; if a tenant says 'I need more time,' remind them that any extension must be a written agreement signed by both parties, not a verbal promise.
• Typically, the notice applies to unpaid rent regardless of personal health issues; a 'medical emergency' does not pause the deadline unless a court issues a formal injunction.
• Typically, the notice requires payment within three days regardless of external financing; a claim like 'I'm waiting on a loan' does not excuse non‑payment unless you voluntarily negotiate a written payment plan.
• Typically, other landlord disputes are separate from the rent breach; they do not toll the eviction timeline, so verify local laws before considering any tolling exceptions.

Recover the money you're owed by turning the eviction into a documented financial claim.

1. Itemize every cost - list unpaid rent, late fees, utilities, cleaning, repairs, and any legal fees you incurred while preparing and serving the 3‑day notice. Keep invoices, receipts, and photos as proof.
2. Apply the security deposit - in many jurisdictions, you may deduct verified damages and arrears from the tenant's deposit before returning any balance. Submit an itemized statement to the tenant within the statutory timeframe.
3. File a small‑claims action - if the deposit doesn't cover the total, typically you can sue for the remaining amount in small‑claims court. Prepare a concise complaint that attaches your cost spreadsheet and evidence of service.
4. Seek a monetary judgment - once the court awards you a judgment, request a wage‑garnishment order or a bank‑account levy, depending on local rules. Verify the process with your clerk of court.
5. Consider collection agencies as a last resort - if the tenant remains unresponsive, you may assign the debt to a reputable agency. Expect them to take a percentage of any recovered funds.

Follow these steps promptly; delays can erode your ability to collect under statutory limits.