Primary Statutory Authority50-State Comparative ResearchUpdated September 2026
Eviction Notice Periods & Timelines by State (2026)
Notice periods are mandatory legal prerequisites before any landlord can file an unlawful detainer or summary ejectment lawsuit. Serving an incorrect notice period voids the eviction proceeding.
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State-by-State Statutory Breakdown
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50 of 50 states
| State | Nonpayment Pay-or-Quit | Lease Violation Cure Period | Unconditional Quit Notice | Governing Law | Statute Citation | Free Template |
|---|---|---|---|---|---|---|
ALAlabama | 7 business days | 7 business days to cure | 7 business days (repeat or illegal activity) | Ala. Code § 35-9A-421 | Ala. Code § 35-9A-421 | Free Form |
AKAlaska | 7 days | 10 days to cure | 24 hours (illegal activity) / 5 days (damage) | Alaska Stat. § 09.45.090 | Alaska Stat. § 09.45.090 | Free Form |
AZArizona | 5 days | 10 days (5 days for health/safety) | Immediate (criminal activity / weapon discharge) | Ariz. Rev. Stat. § 33-1368 | Ariz. Rev. Stat. § 33-1368 | Free Form |
ARArkansas | 3 days (unconditional quit) | 14 days to cure | Immediate (nonpayment criminal eviction § 18-16-101) | Ark. Code § 18-17-701 | Ark. Code § 18-17-701 | Free Form |
| 3 days (excluding weekends/holidays) | 3 days to perform or quit | 3 days (nuisance, illegal weapon, dogfighting) | Cal. Civ. Proc. Code § 1161 | Cal. Civ. Proc. Code § 1161 | Free Form | |
COColorado | 10 days (residential) / 5 days (exempt) | 10 days to cure | 3 days (substantial violation / violence) | Colo. Rev. Stat. § 13-40-104 | Colo. Rev. Stat. § 13-40-104 | Free Form |
| 3 days (after 9-day statutory grace period) | 15 days to cure | 3 days (serious nuisance / conviction) | Conn. Gen. Stat. § 47a-23 | Conn. Gen. Stat. § 47a-23 | Free Form | |
DEDelaware | 5 days | 7 days to cure | Immediate (remedy not allowed for intentional damage) | Del. Code tit. 25 § 5502 | Del. Code tit. 25 § 5502 | Free Form |
FLFlorida | 3 days (excluding weekends/legal holidays) | 7 days with cure right | 7 days without opportunity to cure (intentional destruction) | Fla. Stat. § 83.56 | Fla. Stat. § 83.56 | Free Form |
GAGeorgia | Immediate demand (customarily 3 days) | Per lease terms or immediate demand | Immediate demand upon breach | Ga. Code § 44-7-50 | Ga. Code § 44-7-50 | Free Form |
HIHawaii | 5 business days | 10 days to remedy | 24 hours (irreparable damage/nuisance) | Haw. Rev. Stat. § 521-68 | Haw. Rev. Stat. § 521-68 | Free Form |
IDIdaho | 3 days | 3 days to cure | Immediate (controlled substances) | Idaho Code § 6-303 | Idaho Code § 6-303 | Free Form |
ILIllinois | 10 days | 10 days to cure | 5 days (unlawful activity) | 735 ILCS 5/9-209 | 735 ILCS 5/9-209 | Free Form |
INIndiana | 10 days | Reasonable time after notice | Immediate (waste / illegal activity) | Ind. Code § 32-31-1-6 | Ind. Code § 32-31-1-6 | Free Form |
IAIowa | 3 days | 7 days to cure | 3 days (clear and present danger) | Iowa Code § 562A.27 | Iowa Code § 562A.27 | Free Form |
KSKansas | 3 days (tenancy < 3 mo.) / 10 days (tenancy 3+ mo.) | 14 days to cure / 30-day termination | 30 days (second identical violation) | Kan. Stat. § 58-2564 | Kan. Stat. § 58-2564 | Free Form |
KYKentucky | 7 days | 14 days to cure | 14 days (repeat violation within 6 months) | Ky. Rev. Stat. § 383.660 | Ky. Rev. Stat. § 383.660 | Free Form |
| 5 days (unconditional notice to vacate) | 5 days to vacate | 5 days (notice waiver allowed in lease) | La. Code Civ. Proc. art. 4701 | La. Code Civ. Proc. art. 4701 | Free Form | |
MEMaine | 7 days (after rent is 7 days past due) | 7 days (material breach) | 7 days (violence / substantial damage) | Me. Rev. Stat. tit. 14 § 6002 | Me. Rev. Stat. tit. 14 § 6002 | Free Form |
MDMaryland | 10 days (written notice before court filing) | 30 days to cure (14 days if dangerous) | 14 days (imminent danger to others) | Md. Code Real Prop. § 8-401 | Md. Code Real Prop. § 8-401 | Free Form |
| 14 days | Per lease terms (typically 7–30 days) | Immediate / 48 hours (illegal drugs / prostitution) | Mass. Gen. Laws ch. 186 § 11 | Mass. Gen. Laws ch. 186 § 11 | Free Form | |
MIMichigan | 7 days | 30 days to cure | 24 hours (illegal drug activity on premises) | Mich. Comp. Laws § 600.5714 | Mich. Comp. Laws § 600.5714 | Free Form |
| 14 days (written notice before filing eviction) | Per lease agreement | Immediate (drugs / stolen property / prostitution) | Minn. Stat. § 504B.291 | Minn. Stat. § 504B.291 | Free Form | |
| 3 days | 14 days to cure / 30-day termination | Immediate (non-curable material breach) | Miss. Code § 89-8-13 | Miss. Code § 89-8-13 | Free Form | |
MOMissouri | Immediate demand (landlord may file right away) | 10 days to vacate | 10 days (drugs / illegal gaming / prostitution) | Mo. Rev. Stat. § 535.010 | Mo. Rev. Stat. § 535.010 | Free Form |
MTMontana | 3 days | 14 days (3 days for unauthorized pet/person) | 3 days (criminal act / damage / gang activity) | Mont. Code § 70-24-422 | Mont. Code § 70-24-422 | Free Form |
NENebraska | 7 days | 14 days to cure / 30-day termination | 5 days (violent crime / weapons / illegal drugs) | Neb. Rev. Stat. § 76-1431 | Neb. Rev. Stat. § 76-1431 | Free Form |
NVNevada | 7 business days (Pay or Quit) | 5 business days (Lease Violation Notice) | 3 business days (Nuisance / Waste / Unlawful business) | Nev. Rev. Stat. § 40.2512 | Nev. Rev. Stat. § 40.2512 | Free Form |
| 7 days | 30 days (material breach) | 7 days (substantial damage / behavior causing harm) | N.H. Rev. Stat. § 540:3 | N.H. Rev. Stat. § 540:3 | Free Form | |
| 30 days (unless lease specifies no notice required) | 30 days (after Cease Notice) | 3 days (disorderly conduct / violence / damage) | N.J. Stat. § 2A:18-61.2 | N.J. Stat. § 2A:18-61.2 | Free Form | |
| 3 days | 7 days to cure | 3 days (substantial violation / violence / drugs) | N.M. Stat. § 47-8-33 | N.M. Stat. § 47-8-33 | Free Form | |
NYNew York | 14 days (written rent demand) | 10 days Notice to Cure + 30 days Notice of Termination | 3 days (substantial illegal trade / prostitution) | N.Y. Real Prop. Acts. Law § 711 | N.Y. Real Prop. Acts. Law § 711 | Free Form |
| 10 days (statutory demand for rent) | Immediate filing (if lease includes forfeiture clause) | Immediate (criminal activity / drug trafficking) | N.C. Gen. Stat. § 42-3 | N.C. Gen. Stat. § 42-3 | Free Form | |
| 3 days | 3 days to vacate | 3 days (holding over / material breach) | N.D. Cent. Code § 47-32-02 | N.D. Cent. Code § 47-32-02 | Free Form | |
OHOhio | 3 days (excluding service day and weekends) | 30 days to cure (health/safety violations) | 3 days (criminal drug activity) | Ohio Rev. Code § 1923.04 | Ohio Rev. Code § 1923.04 | Free Form |
OKOklahoma | 5 days | 10 days to cure / 15-day termination | Immediate (criminal or drug-related activity) | Okla. Stat. tit. 41 § 131 | Okla. Stat. tit. 41 § 131 | Free Form |
OROregon | 10 days (served on 8th day) or 13 days (served on 5th) | 14 days to cure / 30-day termination | 24 hours (outrageous conduct / personal injury / drugs) | Or. Rev. Stat. § 90.394 | Or. Rev. Stat. § 90.394 | Free Form |
| 10 days (unless lease specifies alternative notice) | 15 days (Apr–Aug) / 30 days (Sep–Mar) | 10 days (illegal drug conviction on premises) | 68 Pa. Stat. § 250.501 | 68 Pa. Stat. § 250.501 | Free Form | |
| 5 days (served after rent is 15 days late) | 20 days to cure | Immediate (crime of violence / illegal drug sale) | R.I. Gen. Laws § 34-18-35 | R.I. Gen. Laws § 34-18-35 | Free Form | |
| 5 days (unless statutory 5-day warning in lease) | 14 days to cure | Immediate (illegal use / drugs / domestic abuse) | S.C. Code § 27-40-710 | S.C. Code § 27-40-710 | Free Form | |
| 3 days | Reasonable notice to cure | 3 days (holding over / property damage) | S.D. Codified Laws § 21-16-2 | S.D. Codified Laws § 21-16-2 | Free Form | |
| 14 days (URLTA counties) / 30 days (non-URLTA) | 14 days to cure | 3 days (violence / weapon / unauthorized drugs) | Tenn. Code § 66-28-505 | Tenn. Code § 66-28-505 | Free Form | |
TXTexas | 3 days (Notice to Vacate, unless lease sets 24h) | 3 days Notice to Vacate | 3 days Notice to Vacate (or 24 hours if in lease) | Tex. Prop. Code § 24.005 | Tex. Prop. Code § 24.005 | Free Form |
UTUtah | 3 calendar days | 3 calendar days to cure | 3 calendar days (criminal nuisance / subletting / waste) | Utah Code § 78B-6-802 | Utah Code § 78B-6-802 | Free Form |
VTVermont | 14 days | 30 days to cure | 14 days (illegal activity / criminal violence) | Vt. Stat. tit. 9 § 4467 | Vt. Stat. tit. 9 § 4467 | Free Form |
VAVirginia | 5 days (14 days for landlords with 5+ units) | 21 days to cure / 30-day termination | Immediate (criminal activity / physical threat) | Va. Code § 55.1-1245 | Va. Code § 55.1-1245 | Free Form |
| 14 days (statutory Pay or Vacate notice) | 10 days to comply or vacate | 3 days (waste / nuisance / unlawful business / gang) | Wash. Rev. Code § 59.12.030 | Wash. Rev. Code § 59.12.030 | Free Form | |
| Immediate filing (no pre-lawsuit notice required) | Immediate filing upon breach | Immediate filing | W. Va. Code § 55-3A-1 | W. Va. Code § 55-3A-1 | Free Form | |
| 5 days (Pay or Quit with cure) or 14 days (unconditional) | 5 days (to cure) / 14 days (unconditional) | 5 days (criminal drug / gang activity) | Wis. Stat. § 704.17 | Wis. Stat. § 704.17 | Free Form | |
WYWyoming | 3 days (written demand to vacate) | 3 days Notice to Quit | 3 days | Wyo. Stat. § 1-21-1003 | Wyo. Stat. § 1-21-1003 | Free Form |
Legal Context & Practical Analysis
Key Statutory Insights Across All 50 States
In the American federal system, state legislatures exercise broad police powers over private property, commercial contracting, and probate procedure. Consequently, uniform national legal templates almost never satisfy statutory prerequisites in all 50 jurisdictions.
When drafting agreements, landlords, business owners, and individuals must navigate three distinct layers of legal authority:
- State Statutes: Establish mandatory statutory ceilings, notice durations, and required disclosure language that parties cannot waive by private contract.
- Local Municipal Ordinances: Cities (such as San Francisco, New York City, or Chicago) frequently enact tenant protections and rent stabilization codes that are stricter than state minimums.
- Statutory Execution Formalities: Failure to comply with state-specific signing, notary, or attesting witness rules can render an instrument completely void in probate or civil court.
Questions & Answers
Eviction Notice Timelines — Frequently Asked Questions
Which states have the shortest eviction notice for nonpayment?
States like California, Texas, Florida, Idaho, Ohio, South Dakota, and Utah enforce a 3-day notice to pay or quit. West Virginia and Missouri allow immediate judicial filing without pre-lawsuit notice.
Which states require the longest nonpayment notice period?
New York requires a formal 14-day written rent demand under RPAPL § 711. Massachusetts, Washington, and Minnesota also require 14-day notices for nonpayment.
Do weekends and holidays count toward eviction notice days?
In many jurisdictions (such as California under CCP § 1161 and Florida under Fla. Stat. § 83.56), statutory eviction notice periods explicitly exclude Saturdays, Sundays, and legal court holidays.
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