Managing a rental property requires firmness and documentation. If you have reached the difficult decision to remove a tenant, proper notice is the non-negotiable first step.
Updated for December 2025, our free fillable PDF template helps landlords serve an official notice that is clear, professional, and designed to create a solid paper trail. Whether you are dealing with unpaid rent, lease violations, or a holdover tenant, this document serves as your official "Notice to Quit."
Click for Eviction Notice Template (PDF)
How to Properly Serve an Eviction Notice
Writing the notice is only the first step. For the eviction notice to be valid in court, it must be delivered to the tenant according to strict legal standards known as "Service of Process." If you serve the notice incorrectly, the judge may throw out your case, forcing you to restart the timeline from scratch.
While laws vary by state, these are the three most common methods for serving an eviction notice in 2025:
1. Personal Service (Best Method) This involves handing the notice directly to the tenant. This is the most legally sound method as it guarantees the tenant received the document.
2. Substituted Service If the tenant is not home, you may be able to hand the notice to another person of suitable age and discretion who lives at the property. This is usually followed by mailing a copy to the tenant as well.
3. Posting and Mailing (Nail and Mail) If no one is home to accept the notice, many states allow you to securely tape or tack the notice to the front door at eye level. You must then immediately mail a second copy to the tenant via certified mail.
Documentation Tip: regardless of the method you use, always take a timestamped photo of the notice being served or posted on the door. You should also complete a "Proof of Service" affidavit to keep for your records.
How to Fill Out This Eviction Notice
We have designed this template to be straightforward, but precision is key. If this case goes to court, a judge will scrutinize this document for errors. Here is how to complete the specific sections of the template provided above:
1. Dates and Parties (The Header)
- Date: This must be the date you legally serve the notice, not necessarily the day you write it. This date starts the clock for the compliance timeline.
- Tenant Name: List all adults named on the lease. If there are unauthorized occupants, include "and all other occupants" if allowed by your state laws.
- Address: Be specific. If it is an apartment, include the unit number.
2. The Timeline (The "Vacate" Section) In the first paragraph, you must specify the deadline.
- Note: Do not guess this date. Check your state’s requirements for 2025. Common notice periods are 3, 5, 7, or 30 days depending on the reason for eviction.
- Example: If serving a 3-Day Notice on December 4th, the compliance date typically cannot be earlier than December 7th (excluding weekends/holidays in some jurisdictions).
3. The Cause: Lease Agreement Violation The large text box in the center of our template is the most critical section. You cannot simply write "Bad tenant." You must be specific to ensure the notice holds up in court.
- For Non-Payment: State the exact dollar amount owed and the months it covers. Do not include late fees or utility bills in this total unless your state explicitly allows it in an eviction notice.
- For Lease Violations: Cite the specific clause number from your lease agreement (e.g., "Violation of Clause 8: No Pets"). Describe the issue clearly (e.g., "Tenant was observed with a large dog on the premises on Dec 1st and Dec 2nd").
4. The Ultimatum The final section of the template ("As per the terms...") instructs the tenant to vacate by the specific time and date you entered. This removes ambiguity.
Additional Documents to Include
In many cases, an eviction notice alone may not provide enough context. Supporting documentation can make your notice more professional and defensible.
- Ledger of Unpaid Rent – Include a detailed breakdown of missed payments, late fees, or outstanding balances.
- Copy of the Lease Agreement – Reinforces the tenant’s contractual obligations.
- Previous Warning Letters or Notices – Demonstrates that reasonable steps were taken before proceeding with eviction.
Having a paper trail can be invaluable if the eviction ends up in court.
Common Mistakes to Avoid
- Self-Help Evictions: Never change locks, shut off utilities, or remove tenant property before a court order is issued. This is illegal and can result in the landlord owing damages to the tenant.
- Accepting Partial Payment: If you accept any money after serving a notice for non-payment, you may invalidate the eviction notice and have to start over.
- Retaliation: Ensure the eviction is for a legitimate lease violation, not because the tenant requested repairs or reported a code violation.
After the Eviction: Recovering What You Are Owed
An eviction notice gets the property back, but it does not put the missing rent back in your bank account.
Once the tenant has vacated, either voluntarily or through a court order, you may be left with significant debt from unpaid rent and property damages.
Advanced Collection Bureau specializes in tenant debt recovery. We understand the specific nuances of landlord-tenant debt and work to recover the funds you are legally owed. Don't write off your losses. Let us help you close the books on a bad tenancy.
