Managing a rental property requires firmness, consistency, and clear documentation. If you have reached the decision to remove a tenant, providing proper written notice is a legal requirement in every jurisdiction.
Updated for January 2026, this free printable eviction notice template helps landlords deliver a clear, professional notice that aligns with common court expectations. The fillable PDF can be used for non-payment of rent, lease violations, or holdover tenants who remain after a lease has ended.
This document functions as a formal Notice to Quit and represents the required first step before filing for eviction in court.
Click for Eviction Notice Template (PDF)
How to Properly Serve an Eviction Notice
Completing the eviction notice template is only part of the process. For the notice to be enforceable, it must be delivered to the tenant using legally recognized methods of service. Courts refer to this as service of process.
If an eviction notice is served incorrectly, a judge may dismiss the case entirely. This forces the landlord to restart the process and resets the eviction timeline.
While eviction laws vary by state and municipality, the following are the most common methods for serving an eviction notice in 2026.
Personal Service
Personal service involves handing the eviction notice directly to the tenant. This is the strongest and most defensible method because it clearly establishes that the tenant received the notice.
Substituted Service
If the tenant is not available, some states allow the notice to be delivered to another person of suitable age and discretion who lives at the property. In most cases, a second copy must also be mailed to the tenant.
Posting and Mailing
If no one is available to accept the notice, many jurisdictions allow the notice to be securely posted on the front door of the rental unit. A second copy must then be mailed, often by certified mail. This method is commonly referred to as nail and mail.
Not all states allow posting and mailing without prior attempts at personal service. Always verify local requirements before using this method.
Documentation Tip
Regardless of the service method used, landlords should take a timestamped photo of the notice being served or posted. Completing a Proof of Service affidavit and keeping it with your records can be critical if the eviction proceeds to court.
How to Fill Out This Eviction Notice Template
This eviction notice template is designed to be straightforward, but accuracy matters. Judges frequently dismiss eviction cases due to small technical errors.
The following guidance explains how to complete each section of the template correctly.
Dates and Parties
The date listed on the notice must be the date the notice is legally served, not the date it was prepared. This date starts the notice period required by law.
All adult tenants named on the lease should be listed. If permitted by state law, landlords may also include the phrase “and all other occupants.”
The rental property address should be written in full. Unit or apartment numbers must be included where applicable.
Compliance Deadline
The notice must clearly state the deadline by which the tenant must comply or vacate the property.
Do not guess this date. Notice periods vary depending on the reason for eviction and local law. Common notice periods include 3-day, 5-day, 7-day, or 30-day notices. Some jurisdictions exclude weekends and holidays when calculating the deadline.
For example, if a 3-day notice is served on January 10, the earliest compliance date may be January 13 depending on local rules.
Reason for Eviction
The reason for eviction is the most important section of the notice. Vague or emotional language can invalidate the document.
For non-payment of rent, state the exact dollar amount owed and specify the months the balance applies to. Do not include late fees, utilities, or other charges unless your state explicitly allows them to be included in an eviction notice.
For lease violations, cite the specific clause of the lease that has been violated and describe the issue clearly and factually. Dates, observations, and objective details strengthen the notice.
Vacate Instruction
The final section of the eviction notice instructs the tenant to vacate the property by the specified date and time if they fail to comply. This removes ambiguity and satisfies court requirements for clear notice.
Supporting Documents to Include
An eviction notice is often stronger when supported by additional documentation. Consider including:
A rent ledger showing missed payments and balances owed
A copy of the signed lease agreement
Copies of prior warning letters or notices
Maintaining a clear paper trail can significantly improve your position if the eviction is reviewed by a judge.
Common Eviction Mistakes to Avoid
Self-help evictions are illegal. Landlords may not change locks, shut off utilities, or remove tenant property without a court order. Doing so can result in fines, damages, or dismissal of the eviction case.
Accepting partial payment after serving a non-payment eviction notice may invalidate the notice and require the process to start over.
Evictions must not be retaliatory. A landlord cannot evict a tenant for requesting repairs, reporting code violations, or exercising tenant rights.
After the Eviction: Recovering Unpaid Rent
An eviction notice restores possession of the property, but it does not recover lost rent or repair costs.
After a tenant vacates, landlords are often left with unpaid rent, property damage, and cleanup expenses. Recovering these balances can be time-consuming and frustrating.
Advanced Collection Bureau works with landlords and property managers to recover tenant debt in a compliant and professional manner. We understand landlord-tenant debt laws and focus on recovering funds you are legally owed.
Do not automatically write off unpaid rent. Professional recovery options may allow you to close the books on a bad tenancy and move forward with confidence.
