How To Write Eviction Notice Letter With A Free Template?

The eviction notice you draft must follow the legal framework of the state where the rental property is located. Different jurisdictions dictate notice periods, required language, and delivery methods, so one template rarely fits all.

1. Identify the governing jurisdiction. Look up the state's landlord‑tenant code on the official website or a reputable legal guide such as state eviction laws overview.
2. Verify the notice period. Some states require three days for non‑payment, others demand 30 days for a month‑to‑month termination; the deadline directly influences the 'cure‑or‑quit' timeline covered later.
3. Check mandatory wording. Certain statutes mandate inclusion of the reason for eviction, the date the tenant must vacate, and a statement about the tenant's right to dispute the notice.
4. Confirm delivery rules. While certified mail works in many places, a few states only accept personal service or posted notice on the door.

These checkpoints prevent costly re‑drafts before moving on to selecting the appropriate notice type.

Pay‑or‑Quit serves non‑payment, Cure‑or‑Quit addresses lease breaches, and fixed‑term or month‑to‑month termination notices end tenancy without cause; choose the form that mirrors the tenant's violation, then apply the state‑specific deadline required for that notice (as we covered above).

• Pay‑or‑Quit - demands overdue rent; deadline ranges from 3 to 7 days depending on state law.
• Cure‑or‑Quit - cites a specific lease violation (e.g., pets, noise); cure period may be 5, 10, or 30 days, again set by local statutes.
• 30‑Day/60‑Day Termination - ends a month‑to‑month tenancy; some states require 30 days, others 60, often tied to how long the tenant has lived there.
• No‑Cause Lease‑End Notice - used when a fixed‑term lease includes a 'no‑cause' clause; notice length follows the lease wording and any state minimum.
• Rent‑Control/Just‑Cause Notice - applies in jurisdictions with rent‑control ordinances; typically 90‑day notice, but only where such regulations exist.

Always verify the exact period in your state's statutes or consult an attorney before sending the notice.

Collect the tenant's full legal name, current address, lease dates, rent amount, and contact details before drafting the notice.

• Full legal name as it appears on the lease
• Current mailing address (including unit number)
• Lease start and end dates, or month‑to‑month commencement
• Monthly rent amount and any additional fees
• Payment history, highlighting missed or late payments
• Reason for eviction (e.g., non‑payment, lease breach)
• Phone number and email address for service of process
• Lease type (written, oral, or month‑to‑month)
• Security‑deposit amount and any deductions made

Accurate data prevents errors that could invalidate the eviction notice under state‑specific rules, as we covered above.

With tenant information locked down, the next step is to pinpoint the exact violation clearly.

Eviction notice must spell out the exact violation. State‑specific rules require the landlord to cite the lease clause, the breach date, and a quantifiable fact - missed rent of $1,200 on March 1, 2024, or an unauthorized pet in unit 4B. Including those details denies the tenant any claim of ambiguity.

A precise breach description satisfies local laws, streamlines the cure‑or‑quit period, and limits defenses the tenant might raise in court. As we covered in 'gather essential tenant details now,' matching the tenant's name and address with the violation creates an airtight document before moving to the deadline section. For further guidance, see Nolo's eviction notice basics.

Set a fair cure-or-quit deadline by aligning the shortest period permitted under state‑specific rules with a realistic window for the tenant to remedy the breach (as we covered above).

• Verify the minimum and maximum days your local laws allow; many jurisdictions cap non‑payment notices at three to five days.
• Match the deadline length to the violation's severity; a minor lease infraction may merit a shorter period than a repeated disturbance.
• State the exact calendar date and, if helpful, the hour by which the cure must be completed; avoid vague 'X days after notice' phrasing.
• Phrase the deadline in plain language, e.g., 'Pay the overdue rent of $1,200 by 5 p.m. on April 15 2025.'
• Keep a record of how you calculated the date to demonstrate fairness if the tenant challenges the notice.

For deeper guidance, see how cure-or-quit notices work under state law.

Include the exact statutory language that your state requires for an eviction notice. Cite the governing code (for example, 'This notice complies with § 83.56 of the California Civil Code'), identify the notice type (pay‑or‑quit, cure‑or‑quit, etc.), and state the tenant's right to contest within the prescribed period.

List the landlord's full name, contact information, and signature; the tenant's name; the rental address; the date of service; the specific violation; and a clear cure‑or‑vacate deadline. Add a line for the tenant's acknowledgment of receipt, because courts often ask for proof of service.

Insert any additional disclosures that local ordinances mandate, such as lead‑paint warnings, habitability notices, or rent‑repayment information. Skipping these clauses could invalidate the whole process (as we covered above when gathering tenant details). The next step tailors the template around these mandatory blocks, ensuring the notice is both legal and functional.

Tailor the free eviction notice template so it mirrors your jurisdiction's requirements and the specific situation. As we covered above, confirming state-specific rules first prevents costly mistakes later.

1. State header - Insert the exact state and locality where the property lies; local statutes dictate wording, so reference the appropriate code (e.g., state eviction notice laws).
2. Notice period - Replace the placeholder days with the period mandated by local laws, which can be as short as 3 days for curable violations or extend beyond 60 days for no‑cause terminations in rent‑controlled areas.
3. Violation description - Swap generic text for the precise breach identified in the earlier 'pinpoint the exact violation' step; include dates and amounts if relevant.
4. Cure‑or‑quit deadline - Align the deadline with the newly entered notice period and spell it out in clear calendar dates, not just 'X days'.
5. Statutory boilerplate - Append any required legal language, such as citations to the governing statute or a statement that the notice complies with local housing regulations.

These adjustments ensure the eviction notice meets every state‑specific rule before moving on to delivery methods.

Serve the eviction notice in the manner the law recognizes. Most states require personal hand‑off, posting on the property, or certified mail with a return receipt; email works only if the lease and state expressly permit it (see state statutes on eviction notice service).

• Deliver the notice directly to the tenant and obtain a signed acknowledgment or have a neutral witness attest to the hand‑off.
• Affix the notice to a visible spot such as the front door, then capture a timestamped photo as proof of posting.
• Mail the notice via certified USPS service, preserving the receipt and delivery confirmation.
• Check the lease for an electronic‑service clause and verify that local law allows it; if approved, send an email with read‑receipt tracking and archive the confirmation.
• Compile a master file containing copies, receipts, photos, and any acknowledgments to support the service record if litigation arises.

Avoid these five common pitfalls when drafting your eviction notice. Each mistake can render the notice unenforceable or expose the landlord to costly disputes.

First, skip the temptation to copy a generic template without checking state-specific eviction notice requirements; notice periods, wording, and service methods vary widely. Second, leave out the tenant's complete legal name or current address; an incomplete heading gives the tenant grounds to claim improper service. Third, describe the breach in vague terms such as 'behaving badly'; precise language (e.g., 'non‑payment of $1,250 rent for March 2025') is mandatory for a valid claim. Fourth, set a cure‑or‑quit deadline that conflicts with local law - some jurisdictions cap it at five days for non‑payment, others allow fourteen for lease violations. Fifth, forget the mandatory legal boilerplate, like the citation of the applicable housing code or the landlord's right to re‑enter the premises; without it the notice may be dismissed as informal.

As we covered above, adhering to these details keeps the process moving smoothly toward the next step of delivering the notice correctly.

When a roommate refuses to vacate, issue a formal eviction notice that complies with state‑specific rules and treats the tenant fairly.

• Confirm the roommate's legal status as a tenant before proceeding; sub‑leases often create the same obligations as a lease.
• Choose the correct notice type - pay‑or‑quit, cure‑or‑quit, or unconditional quit - based on the violation, as discussed in the 'what eviction notice fits your situation?' section.
• Draft the notice with required legal boilerplate, including the tenant's full name, rental address, breach description, and precise deadline, then customize it with any roommate‑specific details.
• Deliver the notice following the proper method - certified mail, hand delivery, or posting - ensuring proof of service as mandated by local laws.
• Keep a complete record of all communications, notices, and receipts; documentation protects the landlord if the matter escalates to court.

This disciplined approach prevents disputes and sets the stage for handling squatter situations head‑on later in the guide.

Address squatter issues head‑on by first deciding if the occupant holds any tenancy right.

If the person entered without a lease, never paid rent, and shows no evidence of an agreed tenancy, treat the case as a pure squatter. State‑specific rules usually require a 'notice to quit' that gives a fixed number of days to vacate, then an unlawful detainer filing if the premises remain occupied. Include the property address, the date of unlawful entry, and a clear demand for immediate removal. Because the occupant lacks legal standing, the notice can be brief, but still must satisfy every local requirement (as we covered above). After serving the notice, file the eviction lawsuit within the statutory window to avoid dismissal.

If the occupant has paid rent, signed a written or verbal agreement, or lived continuously for months, many jurisdictions consider them a tenant despite the missing formal lease. In that scenario, use the appropriate 'pay‑or‑quit' or 'cure‑or‑quit' notice that matches the alleged violation, and honor any required cure period. Skipping this step risks a wrongful‑eviction claim that could cost time and money. Document all payments, communications, and the occupant's length of stay before proceeding.

The next move focuses on delivering the notice in the manner prescribed by local law, ensuring the squatter cannot claim improper service. Nolo guide on squatter rights