Choose the ground. Count the cure.
Serve it precisely.
Prepare the correct notice for unpaid rent, a curable lease violation or another lawful possession ground, then verify every local wording, timing and service requirement.
- Ground-specific demand
- Local cure or quit period
- Service warning and record
How it works
From a verified legal ground to the correct notice and proof of service
- 01
Choose the lawful notice type
Confirm the tenancy, ground, cure rights, prerequisite warnings and any protected-housing rules.
- 02
Draft the exact demand
State only the sums or conduct the notice may include and calculate the statutory deadline correctly.
- 03
Serve and wait
Use the prescribed service method, document it and allow the full legal period before considering court.
Last updated August 20, 2026
Written by LawLease EditorialReviewed by LawLease Legal Team
By possession strategy
Which enforcement or negotiated document you need
An eviction notice is a formal prerequisite for a possible court case. A warning, no-fault termination or voluntary surrender agreement serves a different purpose.
- LR
Late rent notice
Send an ordinary payment reminder kept separate from statutory nonpayment process.
Learn more - LV
Lease violation notice
Document a non-rent issue before any separate formal notice required by law.
Learn more - NT
Notice to vacate
Terminate a periodic tenancy without alleging a curable default, where permitted.
Learn more - ML
Mutual lease termination agreement
End the lease on signed terms accepted by both parties.
Learn more - CF
Cash for keys agreement
Exchange a voluntary, conditioned surrender for negotiated payment.
Learn more
What is an eviction notice?
An eviction notice is a formal written notice a landlord may need to give before filing a court case for possession. Depending on the ground and local law, it may demand payment of qualifying rent, correction of a lease violation, or surrender of the premises by a stated deadline.
The notice is not the eviction itself and does not authorize removal. The correct form, grounds, contents, cure or quit period, counting rule, service method and required attachments vary by jurisdiction and housing program. It is also called:
- Pay-or-quit notice
- Cure-or-quit notice
- Notice to perform or quit
- Termination notice for cause
If both parties can agree on surrender instead of litigation, compare a mutual lease termination agreement before serving adversarial process.
Ground, cure, counting and service rules
Use the notice type tied to the actual ground. A nonpayment demand may exclude late fees, utilities or damages; a curable breach notice must describe what can be fixed; an unconditional notice is available only for grounds and circumstances authorized by law.
Exact statutory language, prerequisite warnings, tenant-protection statements, attachments, day-count rules and service methods can control whether a later case may proceed. Regulated, subsidized or federally covered housing may add longer periods or additional procedures.
Correct ground
supported by the lease, ledger and admissible facts
Full period
counted under the governing weekend, holiday and service rules
Proof of service
completed exactly as local law requires
- Reconcile rent before demanding it
- Confirm payment periods, credits, assistance and accepted payments. Include only amounts the statutory notice permits.
- Describe breach facts specifically
- Identify dates, conduct and the controlling lease provision without exaggeration or unsupported conclusions.
- Check cure and prerequisite rights
- Some grounds require an earlier warning, opportunity to cure, reasonable accommodation review or relocation assistance.
- Serve exactly as prescribed
- Personal, substituted, posting, mailing and electronic methods are not interchangeable. Preserve a signed service record.
- Never use self-help
- Do not lock out occupants, remove belongings, shut off services or use force. Possession generally requires a court judgment and authorized enforcement.
How to prepare an eviction notice
Five checks reduce the risk of choosing or serving the wrong notice.
Identify every law and program that applies.
- Lease and occupants
- Rent regulation or subsidy
- Federal, state and local protections
Free sample eviction notice
This sample shows the structure before you start. Your answers supply the actual ground, demand, deadline and property details; local review is essential before service.
Eviction Notice
DATE / TO. Notice date: Tenant(s): Property:
NOTICE TYPE AND GROUND. This notice is based on , subject to the law where the property is located.
DEMAND. Within the legally required period, you must:
DEADLINE. Compliance or lawful surrender is demanded by , calculated under applicable service and day-count rules.
IMPORTANT. Verify this notice's ground, wording, period, attachments and service method with current local law before serving it.
Preparing a possession notice?
Real humans read every message. Because a defective notice can affect a court case, get a local landlord-tenant lawyer or court self-help center to review it before service.