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How to Terminate a Month-to-Month Lease (5 Key Steps)

Step 1 – Review the Lease and Notice Requirements

Most month-to-month leases specify the minimum notice required to terminate. If a lease doesn’t state a notice, refer to State laws. It is essential to follow the notice requirements to avoid delays and legal issues. Some states require:

• 30-day notice for either party
• 60-day notice if the tenant has lived on the property for over a year (as in California)
• Different timeframes for the landlord and tenant

 

Step 2 – Communicate Intent to Terminate

Before sending the formal notice, communicate the intention to end the lease with the other party. Communication allows both parties to:

• Plan the move-out date
• Coordinate final inspections
• Avoid confusion or disputes

 

Step 3 – Write and Send the Termination Letter

Use the online form above to create your lease termination letter directly on this page. The termination letter includes:

• The property address
• The names of both parties
• The date the lease will end
• A reference to the original lease date or agreement
• Delivery method
• Both parties signature

To ensure proof of delivery, send the letter via Certified Mail with Return Receipt through the United States Postal Service (USPS). 

 

Step 4 – Prepare for Move-Out

Once the notice is sent, the tenant must move out with their possessions by the end of the notice period:

• Schedule the move-out date
• Inform building management if applicable
• Conduct a walkthrough inspection to assess any damages and settle the return of the security deposit

Both parties should be aligned on expectations for the handover of keys and final payments.

 

Step 5 – Take Legal Action if Necessary

If the tenant does not vacate the property by the specified date, the landlord may need to start the eviction process.

 

State Laws

State	Required Termination Period	Laws
Alabama	30 days	§ 35-9A-441(b)
Alaska	30 days	§ 34.03.290(b)
Arizona	30 days	ARS § 33-1375
Arkansas	30 days	§ 18-17-704
California	30 days if the tenancy has been 1 year or less, 60 days for more than 1 year.	CIV § 1946
Colorado	A tenancy for 1 year or longer, 91 days; A tenancy of 6 months or longer but less than a year, 28 days; A tenancy of 1 month or longer but less than 6 months, 21 days; A tenancy of 1 week or longer but less than 1 month, or a tenancy at will, 3 days; A tenancy for less than 1 week, 1 day.	§ 13-40-107
Connecticut	3 days	§ 47a-23(a)
Delaware	60 days	Title 25 §  5106
District of Columbia	30 days	§ 42–3505.54(a)
Florida	30 days	§ 83.57(3)
Georgia	60 days from the landlord and 30 days from the tenant.	§ 44-7-7
Hawaii	45 days from the landlord and 28 days from the tenant.	§ 521-71
Idaho	30 days	§ 55-208
Illinois	30 days	735 ILCS 5/9-207
Indiana	30 days	§ 32-31-1-1
Iowa	30 days	§ 562A.34
Kansas	30 days	§ 58-2570(b)
Kentucky	30 days	§ 383.695(2)
Louisiana	10 days	CC 2728(2)
Maine	30 days	Title 14 § 6002
Maryland	60 days	§ 8-402
Massachusetts	30 days	Ch. 186 Sec. 12
Michigan	30 days	§ 554.134(1)
Minnesota	30 days	§ 504B.135
Mississippi	30 days	§ 89-8-19(3)
Missouri	Termination date must be a rent-paying date not less than one month from the receipt of notice.	§ 441.060(1)
Montana	30 days	§ 70-24-441
Nebraska	30 days	§ 76-1437(2)
Nevada	30 days	NRS 40.251
New Hampshire	30 days	§ 540:11(II)
New Jersey	30 days	N.J. § 2A:18-56(b), N.J. § 2A:18-53(a)
New Mexico	30 days	§ 47-8-37
New York	30 days	§ 232-b
North Carolina	7 days	§ 42-14
North Dakota	30 days	§ 47-16-07
Ohio	30 days	§ 5321.17(B)
Oklahoma	30 days	§ 41-111(A)
Oregon	30 days	§ 91.070
Pennsylvania	15 days for tenancy of 1 year or less, 30 days for tenancy of more than 1 year.	§ 250.501(b)
Rhode Island	30 days	§ 34-18-37
South Carolina	30 days	§ 27-40-770(b)
South Dakota	The landlord must provide at least 30 days, and the tenant must provide at least 15 days.	§ 43-32-13
Tennessee	30 days	§ 66-28-512(b)
Texas	30 days	§ 91.001(b)
Utah	15 days	§ 78B-6-802(b)(i)
Vermont	60 days if the tenancy has been more than 2 years, 30 days if 2 years or less.	§ 4467
Virginia	30 days	§ 55.1-1253(A)
Washington	The landlord must provide at least 60 days, and the tenant must provide at least 20 days.	RCWA 59.18.650
West Virginia	30 days	§ 37-6-5
Wisconsin	28 days	§ 704.19
Wyoming	–	No statute