Eviction Notice Template: How to Write a Pay Rent or Quit Notice
A free pay-rent-or-quit eviction notice template, what the notice must say, and the deadlines in California, New York, Texas, Florida and Illinois.
By Seayora Editorial Team · Published · Facts checked · 5 min read
Short answer: An eviction notice for unpaid rent is a written demand that the tenant pay the rent owed or move out by a deadline the state sets. It is not an eviction: if the tenant does neither, the landlord must file in court, and only a court can order the tenant out. The deadline is 3 days, not counting weekends and court holidays, in California; 14 days in New York; 3 days in Texas unless the lease says otherwise; 3 days, not counting weekends and legal holidays, in Florida; and 5 days in Illinois.
Key takeaways
- California’s notice gives 3 days, excluding Saturdays, Sundays and court holidays, and must state the amount due and who to pay, with their name, phone and address (Code Civ. Proc. § 1161).
- New York’s rent demand gives 14 days and must carry the Good Cause notice (RPAPL § 711).
- Texas requires at least 3 days’ written notice unless the lease sets another period, and a tenant who was not late before that month must get the chance to pay (Prop. Code § 24.005).
- Florida’s demand gives 3 days, excluding Saturdays, Sundays and legal holidays (Fla. Stat. § 83.56), and Illinois’s gives at least 5 days (735 ILCS 5/9-209).
- Illinois requires a set sentence about partial payment in the notice, word for word.
Is an eviction notice the same as an eviction?
No. The notice is a demand with a deadline. If the tenant pays in time, the tenancy goes on; if they neither pay nor leave, the landlord may then file an eviction case, and only the court can order the tenant out and only an officer can carry out that order. Changing the locks or removing belongings instead is illegal almost everywhere: see illegal lockout rules by state.
How many days must an eviction notice give?
| State | Days the tenant gets | What else the statute requires | Statute |
|---|---|---|---|
| California | 3 days, not counting Saturdays, Sundays and court holidays | State the amount due; the name, phone number and address of the person to pay; and the usual days and hours if rent can be paid in person | Code Civ. Proc. § 1161 |
| New York | 14 days | A demand for the rent or possession, with the Good Cause notice of Real Property Law § 231-c attached or included | RPAPL § 711 |
| Texas | 3 days, unless the lease sets a shorter or longer period | A tenant who was not late before the month of the notice must get a notice to pay rent or vacate | Prop. Code § 24.005 |
| Florida | 3 days, not counting Saturdays, Sundays and legal holidays | A written demand for the rent or possession; the notice requirement cannot be waived in the lease | Fla. Stat. § 83.56 |
| Illinois | At least 5 days after service | The notice must prominently state that only full payment waives the right to terminate, unless the landlord agrees in writing | 735 ILCS 5/9-209 |
Some states give more time, and a few count only business days. Notice before a nonpayment case in all 50 states and DC lists each one with its statute.
What must a pay rent or quit notice say?
- Every tenant named on the lease, and “all other occupants”, and the full address of the unit.
- The rent owed, broken down by month. Ask for rent only: late fees, utilities and damages belong in a separate demand or the court case, because a notice that demands more than the statute allows can be thrown out.
- The deadline in days, counted the way your statute counts them, and the choice it gives: pay in full, or move out.
- Who to pay and how: the name, address and phone number, and when payment can be made in person. California requires these details.
- Any wording your state requires, such as Illinois’s full-payment sentence or New York’s Good Cause notice.
- The landlord’s or agent’s name and signature, and a record of how and when it was delivered.
Pay rent or quit notice template
Copy the text below, fill in every bracketed field, and delete any line that does not apply in your state. It is a starting point, not a form your state has approved.
NOTICE TO PAY RENT OR QUIT
Date: [date]. To: [names of every tenant on the lease], and all other occupants. Premises: [street address, unit number, city, state, ZIP].
You owe rent of $[total] for the premises above: $[amount] for [month], $[amount] for [month]. This is rent only.
Within [number] days after this notice is delivered [in California and Florida: not counting Saturdays, Sundays and holidays], you must either pay the full amount above or move out and return possession of the premises.
Pay to: [name], [address], [phone number]. Payment may be made in person on [days] between [hours], or by [other payment method].
If you do neither, the landlord may start an eviction case in court. Only a court can order you to leave the premises.
[Illinois only, word for word:] “Only FULL PAYMENT of the rent demanded in this notice will waive the landlord’s right to terminate the lease under this notice, unless the landlord agrees in writing to continue the lease in exchange for receiving partial payment.” [New York only: attach the Good Cause notice required by Real Property Law § 231-c.]
Landlord or agent: [name, address, phone]. Signature: [signature]. Proof of delivery: delivered to [tenant] on [date] by [method].
What if the tenant has a Section 8 voucher or a federally backed mortgage?
Demand only the tenant’s share of the rent. The housing agency’s share is not the family’s debt, and the agency’s failure to pay it is never grounds to evict them (24 CFR § 982.310(b)); our Section 8 landlord guide covers the rest. A property with a federally backed mortgage or in a federal housing program may also need a 30-day notice to vacate before a nonpayment case: see the CARES Act notice guide.
What happens after the deadline passes?
If the tenant has not paid in full or moved out, the landlord can file an eviction case in the court that hears them where the property is. Eviction steps by state shows the order of each state’s process and links the court. Keep the notice, the proof of delivery and the rent ledger: they are the first things a judge asks to see.
Frequently asked questions
How many days does an eviction notice for unpaid rent give?
It depends on the state: 3 days not counting weekends and court holidays in California, 14 days in New York, 3 days in Texas unless the lease says otherwise, 3 days not counting weekends and legal holidays in Florida, and at least 5 days in Illinois.
Can I include late fees in a pay rent or quit notice?
Ask for rent only. A notice that demands more than the statute allows can be thrown out, so late fees and other charges are better pursued separately or in the court case.
Can a landlord change the locks after the notice expires?
No. Only a court can order a tenant out, and a lockout without one is illegal almost everywhere.
State-by-state rules
- How many days does a tenant get to pay late rent? — compared across 48 states and the District of Columbia
- What are the steps to evict a tenant for unpaid rent? — compared across 21 states and the District of Columbia
Sources
- Cal. Code Civ. Proc. § 1161, Unlawful detainer, California Legislative Information
- N.Y. Real Prop. Actions & Proc. Law § 711, Grounds where landlord-tenant relationship exists, New York State Senate
- Tex. Prop. Code § 24.005, Notice required before filing certain eviction suits, Texas Legislature
- Fla. Stat. § 83.56, Termination of rental agreement, Florida Legislature
- 735 ILCS 5/9-209, Demand for rent - eviction action, Illinois General Assembly
- 24 CFR § 982.310, Owner termination of tenancy, eCFR
How Seayora helps
Eviction navigator: See the steps your state requires for this unit, in order, with the statute and deadline beside each one.
This article is general information, not legal advice. Landlord-tenant law varies by state and city and changes often, so check the current rule for your property and talk to an attorney before acting on a dispute.
How we write and check these guides: editorial standards.
Related on Seayora
- 30-Day Notice to Vacate Template: What It Must Say, State by State — Guide. A free 30- and 60-day notice to vacate template, what the notice must include, and the notice California, New York, Texas, Florida and Illinois require.
- Can a Landlord Send an Eviction Notice by Email or Text? — Guide. The federal E-SIGN Act excludes eviction notices, so state law decides how a notice to pay or quit must be served. California, New York and Florida rules.
- Who Owns My Rental? Landlord Identity Disclosure Laws — Guide. What a landlord must tell tenants about the owner, the manager and where to pay rent in California, Texas and Florida, and what happens if they don’t.
- State and Local Tax Rules for Rental Owners: Bonus Add-Backs, Nonresident Returns, PTET and Transfer Taxes — Documentation. The verified state and city rules Seayora applies to your rentals — New York, New Jersey, California, Pennsylvania, Connecticut, Massachusetts, Illinois, Florida, Texas, New York City and Philadelphia — each linked to the statute or agency page it was read from.
- Good Cause Eviction in New York City — coverage, the local rent standard and the notice — Documentation. Which of your NYC units the Good Cause Eviction law covers, the exemptions and how each is decided, the highest presumptively reasonable rent increase, and the § 231-c notice every lease and renewal must carry.
- State Lease Rules and the State Law Notice — Documentation. Each state’s rules about a residential lease’s deposit, late fees, notice periods and entry, with the statute behind each — checked against your lease before it is sent, and added to a template as a cited notice.