Free Notice to Pay or Quit (for Late Rent)

Notice to Pay or Quit (for Late Rent)

A notice to pay or quit is sent to a tenant who is behind on rent and must either pay the outstanding amount or vacate within a specific period. The notice should be sent properly after the state-mandated grace period to prove the landlord made a valid effort.

Last updated April 20th, 2025

A notice to pay or quit is sent to a tenant who is behind on rent and must either pay the outstanding amount or vacate within a specific period. The notice should be sent properly after the state-mandated grace period to prove the landlord made a valid effort.

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By State

  • Alabama
  • Alaska
  • Arizona
  • Arkansas
  • California
  • Colorado
  • Connecticut
  • Delaware
  • Florida
  • Georgia
  • Hawaii
  • Idaho
  • Illinois
  • Indiana
  • Iowa
  • Kansas
  • Kentucky
  • Louisiana
  • Maine
  • Maryland
  • Massachusetts
  • Michigan
  • Minnesota
  • Mississippi
  • Missouri
  • Montana
  • Nebraska
  • Nevada
  • New Hampshire
  • New Jersey
  • New Mexico
  • New York
  • North Carolina
  • North Dakota
  • Ohio
  • Oklahoma
  • Oregon
  • Pennsylvania
  • Rhode Island
  • South Carolina
  • South Dakota
  • Tennessee
  • Texas
  • Utah
  • Vermont
  • Virginia
  • Washington
  • West Virginia
  • Wisconsin
  • Wyoming.

Step-By-Step Guide for Notice to Pay or Quit (6 Steps)

Step 1 – Understand State Laws

Landlords must strictly follow state laws and maintain a proper paper trail during the eviction process or issuing notices. If a notice is improperly delivered or formatted, tenants can use it as a legal defense, which may delay or dismiss an eviction case.

Each state has different requirements and regulations to ensure the notice is legally enforceable, including:

  • Notice to Pay or Quit – Typically one (1) to thirty (30) days, with seven (7) days being standard.
  • Rent Grace Period – Some states mandate a grace period before the rent is considered late.
  • Required Format of the Notice Including specific details and language.
  • Delivery – Legally acceptable methods for delivering the notice

Review state-specific statutes where the property resides in the chart below.

 

Step 2 – Write the Notice to Quit

The notice to quit must contain the following essential details:

  • Date of Notice
  • Tenant’s Name(s)
  • Rental Property Address
  • Lease Start Date
  • Amount Owed (Past Rent, Late Fees, Other Charges)
  • Payment Deadline (as per state law)
  • Instructions for Payment
  • Landlord’s Contact Information & Signature

 

Step 3 – Speak with the Tenant (Optional but Recommended)

Before sending the notice, contact the tenant to understand why they have not paid. Common issues include:

  • Mailed check delays
  • Financial difficulties
  • Miscommunication

 

Step 4 – Deliver the Notice Properly

The way the notice is delivered can determine the success of an eviction case if it reaches court. Use one of these legally recognized methods:

  1. In-Person Delivery – Hand the notice directly to the tenant.
  2. Certified Mail with Return Receipt (USPS) – Provides proof of delivery with:
    • Date the notice was received.
    • Tenant’s signature.
    • Tenant’s address (matching the rental unit).
  3. Other Methods Allowed by State Law – Some states permit posting the notice on the tenant’s door or emailing it if prior consent exists.

The landlord must prove in court that the notice was sent on a specific date and that a reasonable effort was made to guarantee the tenant received the notice.

 

Step 5 – Wait the Required Time (Cure Period)

Once the notice is delivered, the landlord must wait for the state-mandated cure period before proceeding with eviction:

  • If the tenant pays within the cure period, → Eviction is no longer valid.
  • If the tenant does not pay or vacate, → The landlord can proceed to court for formal eviction.

 

Step 6 – File for Eviction (If Needed)

If the tenant fails to pay or vacate, the next step is filing an eviction lawsuit. Eviction is a legal process where a landlord removes a tenant from a rental property due to a lease violation.

 

State Laws

State Rent Grace Period Notice to Pay or Quit Maximum Late Fees 
 Alabama No statute 7 days (§ 35-9A-421) No statute
 Alaska No statute 7 days (§ 34.03.220) No statute
 Arizona No statute 5 days (§ 33-1368(b)) “reasonable” (§ 33-1368(2)(B))
 Arkansas 5 days (§ 18-17-701(b)) 5 days (§ 18-17-701) No statute
 California No statute 3 days (§ 1161(2)) “reasonable” (§ 1671(b))
 Colorado No statute 5/10 days (§ 13-40-104(1)(d)) No statute
 Connecticut 9 days (§ 47a-15a) 3 days (§ 47a-23(d)) $5 per day (up to $50 max) or 5% of unpaid rent amount. (§ 47a-15a)
 Delaware 5 days (§ 25-5501(d)) 5 days (§ 5502) 5% of the rent (§ 5501(d))
 Florida No statute 3 days (§ 83.56(3)) $20 or 20% of the rent (§ 83.808(3))
 Georgia No statute 3 days (§ 44-7-50) No statute
 Hawaii No statute 5 days (§ 521-68) No statute
 Idaho No statute 3 days (§ 6-303(2)) No statute
 Illinois 5 days (770 ILCS 95/7.10(a)) 5 days (735 ILCS 5/9-209) No statute
 Indiana No statute 10 days (IC 32-31-1-6) No statute
 Iowa No statute 3 days (§ 562A.27(2)) $12 to $20 per day (§ 562A.9(4))
 Kansas No statute 3 or 5 days (K.S.A. 58-2564) No statute
 Kentucky No statute 7 days (§ 383.660(2)) No statute
 Louisiana No statute 5 days (§ CCP 4701) No statute
 Maine 15 days (§ 6028) 7 days (§ 6002) 4% of the rent (§ 6028)
 Maryland No statute 5 days (§ 8-401) 5% of the rent (§ 8-208)
 Massachusetts 30 days (§ 15B(1)(c)) 14 days (MGL c.186 § 12) No statute
 Michigan No statute 7 days (§ 554.134(2)) No statute
 Minnesota No Statute 14 days (§ 504B.321) 8% of the rent (§ 504B.177(a))
 Mississippi No Statute 3 days (§ 89-7-27) No statute
 Missouri No Statute Immediate (§ 535.010) No statute
 Montana No statute 3 days (§ 70-24-422) No statute
 Nebraska No statute 7 days (§ 76-1431(2)) No statute
 Nevada No statute 5 days (NRS 40.2512) Written in the lease (§ 118A.200(g))
 New Hampshire No statute 7 days (§ 540:3(II)) No statute
 New Jersey 5 days (§ 2A:42-6.1) *Immediate (*§ 2A:18-61.2) No statute
 New Mexico No statute 3 days (§ 47-8-33) 10% of the rent (§ 47-8-15(D))
 New York No statute 14 days (§ 711(2)) No statute
 North Carolina 5 days (§ 42-46(a)(1)) 10 days (§ 42-3) $15 or 5% of the rent (§ 42-46(a)(1))
 North Dakota No statute 3 days (§ 47-32-01) No statute
 Ohio No statute 3 days (§ 1923.02) No statute
 Oklahoma No statute 5 days (§ 131) No statute
 Oregon 5 days (§ 90.394(2)) 10 or 13 Days (§ 90.394(2) 5% of the rent  (§ 90.260(2)(b))
 Pennsylvania No statute 10 days (§ 250.501(b)) No statute
 Rhode Island 15 days (§ 34-18-35(a)) 5 days (§ 34-18-35) No statute
 South Carolina No statute 5 days (§ 27-40-710(B)) No statute
 South Dakota 3 days (§ 21-16-1-(4)) Immediate No statute
 Tennessee 5 days (§ 66-28-201(d)) *14/30 days (*§ 66-28-505) 10% of the rent (§ 66-28-201(d))
 Texas 2 days (§ 92.019(a)(3)) 3 days ( § 24.005) “reasonable” (§ 92.019(a)(2))
 Utah No statute 3 days (§ 78B-6-802) No statute
 Vermont No statute 14 days (§ 4467) No statute
 Virginia 5 days (oral agreements only) (§ 55.1-1204(C)(5)) 5 days (§ 55.1-1245(F)) No statute
 Washington No statute 14 days (SB 5600) No statute
Washington D.C.  5 days (§ 42–3505.31(b)(2)) 30 days (§ 42–3202) 5% of the rent (§ 42–3505.31(a))
West Virginia No statute Immediate (§ 55-3A-1) No statute
 Wisconsin No statute 14 days (§ 704.17(2) No statute
 Wyoming No statute 3 days (§ 1-21-1003) No statute

 

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