The eviction notice to pay or quit is a form that is given by a landlord to a tenant when they have failed to make payment on-time as stated in their lease agreement and after any State “grace period”. The notice is to be given either in-person or sent via certified mail (return receipt requested) and during the time period allowed the tenant may either pay all that is owed or face the legal action of having an eviction filed against them (Forcible Entry and Detainer “FED”).

Notice to Pay or Quit FormAdobe PDF, Microsoft Word (.docx)

If the tenant pays back all that is due in the allotted time-frame their lease will be considered in compliance as if the late payment never occurred. Although some States allow for the landlord to cancel the lease agreement altogether if the tenant pays rent late within a six (6) or twelve (12) month timeline.

Table of Contents

Notice to Pay or Quit – By State

Late Rent Required Time Periods

How to Write

In order to properly write the tenant notice for paying the monthly rent late, the landlord will need to be briefed on their State’s laws. The landlord is only allowed to send notice to the tenant after rent has been late and after any State “grace-periods”

Step 1 – Fill-in the Notice

Download the notice in Adobe PDF or Microsoft Word (.docx) and complete. Enter the parties information (landlord and tenant) including how much the tenant owes plus any late fees.

While completing, the landlord will want to enter the State specific time-period the tenant has in order to pay back the rent.

Step 2 – Deliver the Notice

The landlord can choose to send the notice in any manner as allowed by State law.

In most cases, the landlord:

  • Places on or under the door;
  • Delivers personally;
  • Sends via Certified Mail: or
  • Sends via professional courier.

If the landlord believes the tenant may not pay the rent it is best to send by Certified Mail with return receipt. If there is any dispute the return receipt will prove to any court that the notice was actually delivered to the non-paying tenant.

Step 3 – Wait

The landlord’s only option is to wait to see if the tenant pays the rent within the given time-period.

If the Tenant Does Pay – The lease agreement becomes valid again for both parties. Even if the landlord wants to cancel the agreement they both will remain bound.

If the Tenant Does Not Pay – The landlord will have the option to terminate the lease agreement. It is best for the landlord to speak with the tenant to see what their plans are and if they refuse to leave a Complaint should be filed with the local court.