Free Eviction Notice Form for Landlords (Print, Word & PDF)

The key to a healthy lease is for both parties involved to follow all the terms stated in the rental agreement.

Unfortunately, there are some cases where the tenant may not comply with one or several clauses in the agreement. In these cases, the landlord can start an eviction process by sending a notice.

Eviction notices, in general, will be sent to the tenant right after a lease violation, and they will have the choice to either "fix" the problem or leave the rental property.

Today, we'll walk you through a complete eviction guide and how you can recoup your time and financial loss.

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Ready to get started? Download our free rental form templates right now, available in both PDF and Word formats. They are designed to be simple, fast, and easy to customize for your exact needs.

Or, find your state and download a local pack. DoorLoop offers free eviction notices for every market, including:

• South Carolina
• Virginia
• Mississippi 
• North Carolina
• Michigan
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• Indiana 
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• Connecticut

What's an Eviction Notice?

First, let's address what's an eviction. An eviction is considered a "legal process," which involves removing a person from a rental property.

Now, why would you evict a tenant? There are many reasons. Most of the time, tenants get evicted because they don't pay rent. However, even if the tenant did pay rent, any other lease violation can cause the landlord to start an eviction process.

There are different rules for evictions in each state, so landlords must ensure they're following the law if they want to avoid legal problems in the future.

A general rule applicable to every state, for example, states that landlords can't physically remove their tenant from the unit. Some of these self-help eviction measures include:

• Changing the locks to the unit
• Sending threats
• Sending someone to remove the tenant (unless it's a law enforcement officer)

There are two types of evictions you can consider:

Curable Notice

A "curable notice" will give the tenant some days to comply with the rule they broke or "cure" the lease violations they did.

If the tenant doesn't pay rent, for example, the landlord can send a notice to "Pay Rent or Quit."

Tenants who fail to pay rent after this period may get evicted right away.

Incurable Notice

Here, there's no option for the tenant to "cure" their lease violations. If they receive an incurable notice, they must leave within the specified period, which can vary depending on the type of lease.

In either case, landlords need a court order before they can evict their tenant legally. If the tenant fails to move out after the notice period, the landlord can send a sheriff to remove them and any belongings they had.

When to use each type of eviction notice

While the specific names can vary by state, eviction notices generally fall into three categories. Choosing the right one depends entirely on the situation.

1. Notice to Pay Rent or Quit

This is the most common type of eviction notice. You send this when a tenant has failed to pay rent on time.

• Purpose: To demand payment for past-due rent.
• What it does: It gives the tenant a short, legally defined period (often 3-5 days) to pay the full amount owed or move out ("quit"). If they do neither, you can proceed with filing an eviction lawsuit.

Consider adding a brief note about local rental assistance resources to encourage prompt resolution. Landlords can also collect rent on time with automated reminders and late fees. Get your free rent payment reminder template from DoorLoop to speed up the process. 

2. Notice to Cure or Quit

You use this notice when a tenant violates a specific term of the lease agreement that isn't related to rent.

• Purpose: To demand the tenant fix ("cure") a lease violation.
• Examples: Common violations include having an unauthorized pet, causing property damage, or creating a nuisance.
• What it does: The notice gives the tenant a set amount of time to correct the problem. If they fix the issue, the matter is resolved. If not, they must move out.

3. Unconditional Quit Notice

This is the most severe type of notice and offers the tenant no opportunity to fix a problem. It’s used for serious lease violations or for ending a tenancy for a legally permitted, no-fault reason.

• Purpose: To terminate the tenancy without a chance for the tenant to remedy the situation.
• Examples of use:
  
  • Severe or repeated property damage.
  • Engaging in illegal activity on the property.
  • Ending a month-to-month lease (with proper notice).
  • The landlord intends to sell the property or move in themselves (where allowed by law).
• What it does: It simply informs the tenant that they must vacate the property by a specific date, with no other option.

Use a notice to vacate letter to communicate with these types of tenants. 

How to Fill Out Your Eviction Notice (Step by Step)

Accuracy is critical when filling out an eviction notice. A simple mistake could invalidate the entire document, forcing you to start the process over. Follow these steps to ensure your notice is clear, complete, and legally sound.

1. Fill in Tenant and Property Info

Start with the basics to clearly identify all parties and the location.

• Tenant Names: List the full names of every adult living in the unit as they appear on the lease agreement.
• Property Details: Include the complete street address, specifying the unit, room, or apartment number.

2. State the Lease Reference and Reason

This section explains why you are sending the notice. Be specific and provide clear evidence.

• Lease Date: Reference the date the original lease agreement was signed.
• Reason for Notice: Clearly state the violation.
  
  • For unpaid rent, specify the exact amount due and the period it covers (e.g., "$1,500 for August 2025 rent"). Include any late fees and back rent, if permitted by your lease, in your notice of abandonment.
  • For other lease violations, describe the specific problem (e.g., "Violation of clause 7, which prohibits pets, due to an unauthorized dog on the premises").

3. Provide the Cure Option and Deadline (If Applicable)

If the tenant has a chance to fix the problem, you must clearly state how and by when.

• Action Required: Tell the tenant exactly what they must do to "cure" the violation. This could be paying a specific amount of money or removing an unauthorized pet.
• Deadline: Provide a firm date by which the action must be completed. This deadline must comply with your state's minimum notice period laws. If you are sending a notice that cannot be cured (an "Unconditional Quit Notice"), you can skip this part.

4. Complete the Proof of Service Section

The Proof of Service (also called a Certificate of Service) is your legal record that you properly delivered the notice. It is one of the most important parts of the form.

• Method of Delivery: State how the notice was delivered (e.g., personal delivery, certified mail, posted on the property).
• Date of Delivery: Record the exact date the notice was served.
• Server Information: The person who delivered the notice must print their name and sign, confirming the details are accurate. If you delivered it yourself, you fill this out.

Keep everything organized by keeping store notices and proof of service in one place. You can also eSign lease agreements and store addenda digitally.

How to Serve Your Notice (and Prove Delivery)

Serving an eviction notice correctly is just as important as filling it out properly. If you don't follow the legal requirements for delivery, a judge could dismiss your eviction case, forcing you to start over. This process is called service of process, and here’s how to do it right.

Accepted Delivery Methods

Most states recognize a few standard methods for serving a notice. You typically have to try them in order, starting with personal service.

• Personal Service: This is the most reliable method. You, or another adult, hand the notice directly to the tenant named on the lease.
• Substituted Service: If the tenant isn't home, you can leave the notice with another competent adult at the property and then mail a second copy to the tenant. This ensures they receive it even if the housemate forgets.
• Posting and Mailing ("Nail and Mail"): If both personal and substituted service fail, you can post the notice in a conspicuous place on the property (like the front door) and mail a copy. This is usually a last resort.

State laws are strict about this. For example, the California Courts Self-Help Guide notes that for some landlord notices, service isn't considered complete until 10 days after the mailed copy is sent. 

Always check your local regulations to ensure you're providing the legally required amount of time. Occasionally, state supreme court decisions refine service timelines, so verify current rules before serving.

Certified Mail Basics

While not always required for the initial notice, using USPS Certified Mail is a smart choice that provides official proof of delivery.

• When it's useful: It's perfect for sending the follow-up copy after substituted service or for any situation where you need an official, undeniable record that the tenant received the document.
• How it works: Certified Mail provides you with a mailing receipt and a record of the delivery date and signature, which can be retrieved online. This documentation is invaluable if you end up in court. For a complete overview of how it works, you can check out the USPS guide to Certified Mail.

Outside of formal services, use tools to send announcements and rent reminders so nothing slips.

Just-Cause Limitations in Some States (Read Before Sending a No-Fault Notice)

Before you terminate a month-to-month lease or choose not to renew a fixed-term lease, you need to know if your property is in a "just-cause" jurisdiction. In these areas, you can't end a tenancy without a specific, legally recognized reason—even if the tenant has done nothing wrong.

This is a critical rule for landlords because sending a "no-fault" termination notice without a qualifying reason can be illegal.

What "Qualifying Reason" Means

State laws define what counts as a valid reason to end a tenancy without tenant fault. These are often called "landlord-fault" or "no-fault just-cause" evictions. While the specifics vary, the reasons generally involve the property itself, not the tenant's behavior.

Here are a few examples from state laws:

• California (CA Civ. Code §1946.2): Landlords can terminate a lease if they intend to occupy the property themselves or have an immediate family member move in. Another qualifying reason is if they plan to substantially remodel the unit in a way that requires it to be vacant.
• New Jersey (NJ 2A:18-61.1): The law allows a landlord to end a tenancy if they need to board up or demolish the property or if they are personally moving into the unit.
• Oregon (OR §90.427): A landlord has a "qualifying reason" if they are selling the property to a buyer who intends to occupy it, if an immediate family member is moving in, or if they are planning significant repairs or renovations.

In many of these states, ending a lease for a qualifying reason also requires the landlord to provide relocation assistance—a direct payment to the tenant to help with moving costs. Many jurisdictions protect tenants who are victims of domestic violence from being evicted for incident-related disturbances. 

Always check your city and state laws for an overview of rental control and just-case basics.

What counts as a lease violation (and when to tolerate vs. act)

A lease violation occurs when a person renting (the tenant) fails to comply with the original terms of a lease agreement.

Now, how many lease violations can landlords tolerate before evicting their tenants? It depends on the person. Some landlords may start their eviction case as soon as they see the first violation.

However, it's always recommended to wait until the landlord sends two or more lease violation notices so that the tenant fixes the problem. If they don't, then the landlord can start the legal proceedings.

While missed rent payments are a nuisance, court fees and legal aid can also add up, and these proceedings could take some time.

On the other hand, if the tenant has a history of non-compliance, landlords can go to the authorities so that they can help solve the issue in the best way possible. Sometimes, the best course of action is to file an unlawful detainer, which is also known as an eviction lawsuit.

Difference Between Tenants at Will and Tenants at Sufferance

You already know that if the tenant fails to comply with your notice after you send it, you can institute legal proceedings to get them out.

However, keep in mind that some states can give protection to certain tenants, particularly "Tenants at Will."

A "Tenant at Will" is a person that stays on your property with your permission. If you gave them permission to stay, then the state will give them a longer notice period.

On the other hand, holdover tenants (or "Tenants at Sufferance") don't have that many protection measures from the state. As opposed to a tenant at will, a holdover tenant is someone who stays in your property without your permission, so they will get less time to move out.

In some cases, the landlord may not even have to send a notice to quit before starting legal proceedings with their local court.

Now, what makes a "Tenant at Will"? Here's a brief outline:

• There wasn't a specified expiration date for the rent.
• The current lease was invalid in any way.
• The written lease expired but the landlord gave the tenant permission to stay as long as they pay rent.

On the contrary, holdover tenants can't stay under any of those circumstances if they don't have the landlord's permission.

Notice Periods: Examples and Where to Check

Giving a tenant the correct amount of notice is non-negotiable. If you provide one day less than what the law requires, your eviction notice could be invalid. The notice period depends on the reason for the eviction, the lease type, and, most importantly, state and local law.

Here are a few examples to show how much these periods can vary.

Example: Florida's 3-Day Notice for Nonpayment

Florida law is very specific when it comes to unpaid rent. According to Florida Statutes § 83.56(3), a landlord must give a tenant a written notice to pay within three business days (excluding weekends and legal holidays). If the tenant doesn't pay the full amount within that 3-day window, the landlord can proceed with an eviction filing.

Example: California's 30/60-Day Termination Rules

When ending a month-to-month tenancy in California without fault, the notice period depends on how long the tenant has lived in the property. As detailed in California Civil Code § 1946.1, if the tenant has occupied the unit for less than one year, the landlord must provide a 30-day notice. If the tenant has lived there for one year or more, the notice period extends to 60 days.

Find Your State’s Rules

These examples highlight why using a generic, one-size-fits-all notice period is a risky choice. Your state's landlord-tenant laws are the only source of truth. To find the official statutes for your location, a great starting point is the U.S. Government's directory of state consumer agencies, which can direct you to the right resources.

Costs and Timelines

Sending an eviction notice is often free, but the formal eviction process is not. If your tenant doesn't comply with the notice and you have to file a lawsuit, be prepared for court fees, potential legal costs, and a process that can take weeks or months. 

Centralized accounting helps track unpaid balances and late fees that occur during the process. A good property management software will also help you reconcile deposits and payouts automatically. 

Court Filing Fees

To formally start an eviction lawsuit (often called an "unlawful detainer" action), you must pay a filing fee to the court. These costs vary significantly by state and even by county. Many courts accept e-filing for eviction cases, which can speed scheduling and reduce clerical errors.

For example, the California Courts states that initial filing fees for a standard eviction case can range from $240 to $450, depending on the amount of money in dispute. You may also face additional costs for serving the official court summons and for a sheriff to perform a lockout if the tenant still refuses to leave after a judgment. 

Typical Timeline Ranges

The time it takes to complete an eviction from start to finish can be unpredictable. While the initial notice period is clearly defined by law (e.g., 3, 30, or 60 days), the court process that follows is less certain.

• Uncontested Eviction: If the tenant doesn't fight the eviction, the process could be resolved in as little as three to four weeks after the notice period expires. If the tenant fails to respond, the court may enter a default judgment granting possession and allowable costs.
• Contested Eviction: If the tenant challenges the eviction in court, the timeline can stretch significantly. Delays due to court backlogs, legal motions, and discovery can extend the process to several months. A tenant may answer, raise defenses, or file a counterclaim, which can extend the case.

Because every day a non-paying tenant remains in the property is a financial loss, it's always best to ensure your initial notice is flawless to avoid unnecessary delays.

Bottom Line

Evicting your tenant can be overwhelming, which is why it's always recommended to try and solve the problem before taking legal action.

If you decide to start your process for eviction today, make it easier by either hiring a lawyer or downloading a form. DoorLoop has a section where you can download all the rental and tenant forms you need for your property, including eviction forms.

Once vacant, relist your rental unit everywhere in a few clicks.

Eviction notice form FAQ

Can You Evict a Tenant If They Don't Pay Rent?

In most cases, you should be able to send an eviction notice to your tenant for non-payment of rent. Some states have certain protections for tenants due to the pandemic. For context, the federal CARES Act temporarily restricted certain evictions for covered properties in 2020; confirm whether any local remnants apply where you operate.

On the other hand, all state and municipal governments can impose their own laws for evictions. The best thing you can do before sending an eviction notice is to seek legal advice.

Now, it's critical you keep in mind that there are certain scenarios where a tenant may be legally allowed to withhold rent even if you send an eviction notice.

In some states, tenants can legally deduct or withhold rent if their landlord doesn't meet their obligations to keep the property habitable. If you feel you're complying with all your obligations, and the tenant doesn't follow your eviction notice, you may want to talk with a lawyer to sort things out.

Is Evicting a Tenant Free?

Technically, you can send a free eviction notice to your tenant whether it's a notice to pay rent or a notice to quit.

However, keep in mind that there are many other fees you may have to pay during the eviction process, including court and attorney fees.

Depending on the case, the total costs for evicting your tenant could range from hundreds to thousands of dollars, which is why it's recommended to try to solve the issue first before sending an eviction notice.

For the future, we recommend investing in improved tenant screening measures to avoid potential problems with future tenants.

Do You Need an Eviction Notice?

Having a tenant who doesn't follow the terms of the lease can be one of the most frustrating things to experience.

However, it's highly recommended to be patient and not remove the tenant without following the standard procedures for evictions.

First, make sure you document all your communications with your tenant if possible. Additionally, make sure you seek legal counsel to ensure you're doing everything "by the book."

There are many illegal eviction measures you can't do, including:

• Changing the locks of the property without a court order.
• Turning off the utilities.
• Entering the unit without notice.

If you do any of that, the court may rule in favor of the tenant. An eviction notice is not a court form; you’ll use court forms when filing the unlawful detainer with your local court.

Another thing to consider is excessive calls and messages. No matter how frustrated you are, avoid calling or texting the tenant excessively or making threats. The tenant could document all of that and then use it in court to prove harassment.

Considering all of what we previously mentioned, we highly recommend serving an eviction notice the right way. In essence, what you have to do involves:

• Document every scenario where the tenant didn't comply with the lease terms.
• Set a future date for the tenant to "cure" or fix the problem.
• Provide a warning that states you will take legal action if they don't comply.

Keep in mind you should draft a written eviction notice even if you have an oral lease. While oral leases can prove to be a problem in the future, it's always best to leave as much as you can in writing.

How Much Notice Should You Give Your Tenant?

It depends on several factors, such as your state's regulations, the violation, and the lease type.

Some states, for example, don't require landlords any notice period before evicting their tenant, although it's still recommended to follow the legal eviction process.

Notice periods can range from three to 60 days. Week-to-week leases, for example, may warrant a seven-day eviction notice. On the other hand, a month-to-month tenancy may ask for 30 or 60 days of notice.

If you're sending a notice to pay rent or quit, you must first evaluate the maximum period for "overdue rent." You must wait until that period ends before sending the eviction notice.

In any case, the best way to know your options is to contact an attorney who can walk you through your state's laws.

Keep in mind that, even though there are some particular periods for an eviction notice, you can typically provide more time if you want.

Tenants could try to negotiate with their landlord to delay the legal proceedings under special circumstances. If the landlord approves the negotiation, then they can wait before serving the final eviction notice.

Do You Need to Hire an Attorney to Evict a Tenant?

Not necessarily. Eviction is a civil real property matter, not family law.

You could download a sample eviction notice document, fill it out with the required information, and send it. However, if you don't know your state's laws, you may have issues later, as not all templates or samples have state-specific clauses.

If this is the first time you're sending an eviction notice, for example, we recommend you seek legal counseling with a lawyer, as they will help you navigate the process much easier.

There are many other scenarios that could affect the circumstances of your eviction notice, such as rent-controlled apartments. In any case, hiring a lawyer could be a good investment, depending on the case.

What Can You Do If You Have Multiple Tenants in Your Lease?

In most cases, you either send an eviction notice to all your tenants or don't send it to anyone. Typically, the court will not grant you full possession of your unit unless you name all of the tenants living there in your eviction notice process. 

With that being said, theoretically, you can't evict a single tenant if you have several in your unit. However, there's an exception:

If a particular tenant is causing any problems to the property, the neighbors, or the other tenants living there, you may have permission to send an eviction notice to them and pursue other legal measures.

In these cases, it's highly recommended to work with a lawyer, as they tend to be more complex than others involving a single tenant. Any remaining money disputes after move-out can be pursued in small claims if eligible in your state.

How Long Will It Take to Evict a Tenant?

It depends on the case and the state. Typically, the process will take anywhere from one to three months.

Some states require lower notice periods, such as a three-day notice. In these cases, you may take less time to evict the person, as long as they comply and don't challenge your eviction process.

Make sure you follow your current state's regulations to ensure you're sending the right amount of notice. The slightest mistake could delay the process by a significant amount of time.

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