Updated: June 2025
Reviewed by the LegalFormSign editorial team
🚪💸 “Pay Up or Pack Up!” – Why the Eviction Notice to Pay Rent or Quit Matters
You’ve tried friendly reminders, polite emails, and even the classic sad-emoji rent-is-due text. Nothing. Your tenant is still happily streaming — rent-free. 😱 When diplomacy fails, landlords reach for the most powerful (and perfectly legal) nudge in the toolbox: the Eviction Notice – Pay Rent or Quit. It literally tells the tenant: “Pay what you owe within X days… or move.” Simple, clear, and — when done right — hard to beat in court.
📝 Create your Pay-or-Quit Notice in minutes
📜 What Is a “Pay Rent or Quit” Notice ?
A Pay Rent or Quit Notice (often called a 3-Day Notice, 5-Day Notice, or even 10-Day Notice depending on state law) is a formal document a landlord serves on a tenant who is behind on rent. It gives the tenant a short window to :
- ✅ Pay the overdue rent (plus any allowed late fees).
- 🚚 Quit — vacate and return the keys.
If the tenant ignores both options, the notice becomes the legal springboard for filing an eviction (“unlawful detainer”) lawsuit.
🔍 How It Differs from Other Notices & Forms
| Document | Purpose | When Used |
|---|---|---|
| Pay Rent or Quit Notice | Demand overdue rent or vacancy | Tenant is late on rent |
| Notice of Lease Violation | Cure another breach (unauthorized pet, noise…) | Rules broken but rent current |
| 30-/60-Day Termination | End month-to-month tenancy | No breach — just ending tenancy |
| Roommate Agreement | Sets roommate rules (chores, quiet hours…) | Before moving in together |
🗂️ Must-Have Sections (Don’t Skip!)
- Tenant names : include every adult on the lease.
- Exact property address (unit #, city, ZIP).
- Amount owed : list rent only (no late fees unless statute allows).
- Cure period (3, 5, 7 days … per state law).
- Payment instructions (who/where/how to pay).
- Proof of service section for the person who delivered the notice.
⚖️ Key Legal Rules (U.S. Overview)
- Cure period varies : 3 days (CA, NV), 5 days (AZ, IL), 7 days (FL), 14 days (WA, VT). Always confirm state statutes.
- Rent only : most states void the notice if you include utilities or late fees.
- Service methods : personal delivery, “post & mail”, or substitute service. Mail often adds 3-5 days.
- COVID add-ons : some states still require special language for pandemic-era rent debt.
🛡️ Pro Tips & Common Pitfalls
- 🔍 Check local “fair market rent” thresholds (Los Angeles, unincorporated LA County, etc.) before serving.
- 🖋️ Never alter a notice by hand ; reprint if you make a typo.
- 📸 Keep photos/receipts when posting on the door and mailing.
- 📑 Attach a rent ledger — judges love documentation.
❓ FAQ – Eviction Notice Essentials
How many days do I give a tenant ?
Depends on state law : 3 days (CA), 5 days (AZ), 7 days (FL)… Always verify locally.
Can I include late fees ?
Usually no. Stick to base rent ; adding fees can void the notice.
Do I need to notarize the notice ?
No. Proper service and a signed proof-of-service are sufficient.
What if the tenant pays partially ?
You may accept partial payment and pursue the balance if you reserve your rights in writing (state-specific).
📚 External Resources
Further reading from reliable sources :
- Nolo – State Laws on Termination for Non-Payment of Rent
- Rocket Lawyer – How to Serve an Eviction Notice
- NY Courts – Guide to Non-Payment Eviction (PDF)
🏛️ Cure-Period Deadlines by State (Pay Rent or Quit)
This reference table lists how many calendar or business days a residential tenant normally has to pay past-due rent before the landlord may file for eviction. The figures come from the latest Nolo guide on “State Laws on Termination for Non-Payment of Rent” (April 2024) plus each state’s residential landlord-tenant statute. Always double-check county / city ordinances and any emergency rules (e.g., COVID-era protections) that may extend these deadlines.
| State / D.C. | Days to Pay or Quit* | Statute / Key Source |
|---|---|---|
| Alabama | 7 business | Ala. Code § 35-9A-421 |
| Alaska | 7 | Alaska Stat. § 34.03.220 |
| Arizona | 5 | A.R.S. § 33-1368(B) |
| Arkansas | 3 (civil) / 10 (criminal) | Ark. Code § 18-60-304 |
| California | 3 | CCP § 1161(2) |
| Colorado | 10 | Colo. Rev. Stat. § 13-40-104(1)(d) |
| Connecticut | 3 | Conn. Gen. Stat. § 47a-23 |
| Delaware | 5 | Del. Code tit.25 § 5513 |
| District of Columbia | 30 | D.C. Code § 42-3505.01 |
| Florida | 3 (excl. WE/JF) | Fla. Stat. § 83.56(3) |
| Georgia | No statutory minimum | O.C.G.A. § 44-7-50 |
| Hawaii | 5 | Haw. Rev. Stat. § 521-68 |
| Idaho | 3 | Idaho Code § 6-303(2) |
| Illinois | 5 | 735 ILCS 5/9-209 |
| Indiana | 10 | Ind. Code § 32-31-1-6 |
| Iowa | 3 | Iowa Code § 562A.27(2) |
| Kansas | 3 | Kan. Stat. § 58-2564 |
| Kentucky | 7 | Ky. Rev. Stat. § 383.660 |
| Louisiana | 5 | La. Code Civ. Proc. art. 4701 |
| Maine | 7 | Me. Stat. tit.14 § 6002 |
| Maryland | 10 (≥ 5 units) / 5 (≤ 4) | Md. Real Prop. § 8-401 |
| Massachusetts | 14 | Mass. Gen. Laws ch.186 § 11 |
| Michigan | 7 | Mich. Comp. Laws § 600.5714 |
| Minnesota | 14 | Minn. Stat. § 504B.135 |
| Mississippi | 3 (unconditional) | Miss. Code § 89-8-13(3) |
| Missouri | 5 | Mo. Rev. Stat. § 535.020 |
| Montana | 3 | Mont. Code § 70-24-422 |
| Nebraska | 7 | Neb. Rev. Stat. § 76-1431 |
| Nevada | 7 | Nev. Rev. Stat. § 40.253 |
| New Hampshire | 7 | N.H. Rev. Stat. § 540:2 |
| New Jersey | No cure (unconditional) | N.J. Stat. § 2A:18-61.2 |
| New Mexico | 3 | N.M. Stat. § 47-8-33(D) |
| New York | 14 | R.P.A.P.L. § 711(2) |
| North Carolina | 10 | N.C. Gen. Stat. § 42-3 |
| North Dakota | 3 | N.D. Cent. Code § 47-32-01 |
| Ohio | 3 | Ohio Rev. Code § 1923.04 |
| Oklahoma | 5 | Okla. Stat. tit.41 § 131 |
| Oregon | 13† / 7 | Or. Rev. Stat. § 90.394 |
| Pennsylvania | 10 | 68 P.S. § 250.501 |
| Rhode Island | 5 | R.I. Gen. Laws § 34-18-35 |
| South Carolina | 5 | S.C. Code § 27-40-710(A) |
| South Dakota | 3 (unconditional) | S.D. Codified § 21-16-2(4) |
| Tennessee | 14 | Tenn. Code § 66-28-505(a) |
| Texas | 3 (modifiable) | Tex. Prop. Code § 24.005(a) |
| Utah | 3 business | Utah Code § 78B-6-802 |
| Vermont | 14 | 9 V.S.A. § 4467(a) |
| Virginia | 5 | Va. Code § 55.1-1245 (F) |
| Washington | 14 | Wash. Rev. Code § 59.12.030(3) |
| West Virginia | 0 (no notice required) | W. Va. Code § 55-3A-1 |
| Wisconsin | 5 / 14 / 30** | Wis. Stat. § 704.17 |
| Wyoming | 3 (unconditional) | Wyo. Stat. § 1-21-1003 |
*Calendar days unless noted. WE = weekend; JF = judicial/ legal holiday.
†Oregon : 3-day notice if served between day 4-7 of month; 13-day notice if served after the 7th.
**Wisconsin : 5 days (lease ≤ 1 yr, first breach), 14 days (second breach ≤ 12 mo), 30 days (lease > 1 yr).
✅ Conclusion : Résolvez vos impayés sans stress
Un avis Pay Rent or Quit bien rédigé vous permet de fixer une dernière échéance claire : soit le loyer est réglé, soit vous reprenez la main légalement. Gagnez du temps, évitez les vices de forme et protégez vos revenus !
📄 Create your Pay Rent or Quit notice in minutes
Reviewed by the LegalFormSign editorial team — Last updated June 2025
