How to Write a 30-Day Notice To Tenant (And Sample Template)

Month-to-month leases are inherently more flexible than more traditional annual leases. They don’t tie tenants into a long-term lease agreement and they give you the flexibility of ending a lease (without eviction) any month—you don’t have to wait until their annual lease ends.

Looking to terminate a month-to-month lease with a renter? Start the process with a 30-day notice to tenant. It sounds formal, but writing one doesn’t have to be complex and full of legalese. 

We’re covering the ins and outs of a 30-day notice to tenant—what it is, when to use one, and how to write one, plus a template. 

What is a 30-Day Notice to Vacate?

A 30-day notice to vacate is a document—typically a letter—indicating that a landlord or tenant wants to end a month-to-month lease. Either party can send a 30-day notice. 

A 30-day notice to tenant lets the renter know that at the end of the 30 days, they’ll need to move out. If they don’t, you may issue a notice to vacate or quit before beginning the eviction process. 

Once the resident receives the dated document, the clock on the notice period begins. Keep in mind though that the 30-day notice period must overlap with an entire rent cycle. 

For example, if a tenant receives the 30-day notice on February 15, they wouldn’t have to vacate until March 31. 

When a 30-Day Notice to Tenant is Appropriate

Use a 30-day notice to tenant to end a month-to-month lease—not an annual lease. In general, you can’t issue a 30-day notice to terminate an annual lease ahead of its end date. 

Laws for 30-day notices vary across states, counties, and cities, making it especially important to understand your state’s rules for changing month-to-month leases. Some states—like North Carolina and Louisiana—require fewer than 15 days’ notice. Others—like Georgia and Delaware—require 60 days. 

For periodic leases, the required notice time might also differ depending on the length of a rent payment cycle. If the rent payment is weekly, you may be able to give a week’s notice, but if it’s quarterly, you may need to give 60 to 90 days’ notice. 

And some states only allow you to modify or terminate periodic leases with a legally recognized reason known as a “just cause.” Some examples of just cause are: 

• You’re selling the property
• You’re demolishing or significantly renovating the property so it’s inhabitable
• You own the unit and plan to move your family in

Different types of notices

A 30-day notice to tenant isn’t the most effective tool to start eviction proceedings. If you want to evict a problematic tenant, you’ll want to act fast (faster than 30 days). In these cases, you’ll need to issue a different type of notice depending on the eviction reason and local laws: 

Termination of lease notice. This document is the first step in the eviction process when you’ve exhausted all other options.

Notice to pay or quit. This informs the tenant that they must pay their rent or face eviction.

Notice to cure or quit. The tenant must resolve any lease violations or other serious problems or face eviction.

Unconditional notice to quit. As a last resort, the tenant must vacate the property immediately.

Before deciding to evict, you may want to send a different notice to address problems, like lease violations or abandonment: 

Notice to vacate or quit to holdover tenants. This informs residents who have stayed past their lease expiration date that they must sign a new lease agreement or vacate.

Notice of lease violation. If you discover unauthorized pets or other lease violations, you can submit this notice to inform them of the violation and options to fix it.

Notice of abandonment. If you believe a renter has permanently left, you may send a notice to their last known address to give them a chance to return before you can reclaim the unit.

Non-renewal notice. If you plan not to renew a fixed-term lease, you may need to submit a non-renewal notice to the tenant. Like with 30-day notices, you may also need just cause to not renew the lease, and you may need to give up to 90 days’ notice.

Keep in mind that all of these notices (including a 30-day notice to tenant) might have extra regulations on federally subsidized or rent-stabilized units. 

Cities and states might have their own notice laws, so familiarize yourself with applicable local laws before issuing one of these notices. Check your state’s bar association or local NAA chapter for more resources on dealing with bad tenants.   

Even with multiple tools in your toolbox to end a lease with a bad tenant, the process is time-consuming and expensive. The best way to prevent evictions is to avoid bad tenants in the first place. A thorough tenant screening process will help you find the best residents for your property.

How to Write a 30-Day Notice to Tenant

Writing a legal document can feel overwhelming, but it doesn’t have to be. Make sure it’s compliant and direct while respecting the tenant’s rights. Three steps can help you follow the law and communicate clearly:

• Research state and local laws
• Check the lease agreement
• Draft a notice and include important details

Writing a 30-day notice to tenant is easier when you’ve done some homework. First, start by understanding all relevant state and local laws. Your city and state may have their own regulations about: 

• What to include in the notice
• Notice period length and timing
• Delivery requirements, such as certified mail
• Just cause
• Restrictions for subsidized or rent-controlled units

Then, check the lease agreement, which might have its own guidelines about these items. Look for rules around move-out requirements and security deposits.  

Failing to follow the lease agreement or applicable laws may make the 30-day notice impossible to enforce, and the resident may ignore it. 

Once you understand the requirements in detail, write the notice. The language should be direct and easy to understand. Be explicit that you’re choosing to end the lease and expect the resident to leave at the end of the notice period. 

Include key details, like: 

• Notice date
• Full name of tenant(s)
• Full address, including unit number
• The length of the notice (30 days)
• Your contact information
• Your signature

You’ll also need to set expectations with tenants regarding moving out, like scheduling a final inspection and walkthrough, settling the security deposit, and returning keys.

Print and prepare the notice to send. If your company provides it, use official letterhead. Use the appropriate delivery method, like hand delivery or certified mail.

And don’t forget that your state or city may have rules about when the tenant must receive the notice (rather than the notice’s date). 

30-Day Notice to Tenant Template

Every situation is different, but you don’t need to start from scratch when writing a 30-day notice to tenant. Get started with this template and then customize it to fit your needs.

Date: [Notice date]

To: [Tenant full name(s)]

Address: Full address, including unit number

Dear [Tenant Name(s)], 

This letter serves as a 30-day notice to vacate the property at [full property address]. The tenancy will officially terminate on [date].

You will be contacted no later than [number of days] before the termination date to schedule a move-out walkthrough and final inspection. At that time, you will return your keys. You will receive your security deposit no later than [number of days] after the lease termination via [method]. Please refer to your lease for specific instructions regarding cleaning and repairs. 

Please contact [name] at [phone number and/or email address] if you have questions or need clarification. 

Sincerely, 

[Your signature]

[Your full name]

[Your full business address] 

State-specific templates can help you comply with relevant laws—for more examples, Google, “[Your state] 30-day notice to tenant template.” 

Review the template closely and make changes to ensure it complies with relevant laws and regulations. Unsure that the notice you’ve written is fully compliant? Reach out to a lawyer who can review your 30-day notice to tenant.

Understanding the 30-Day Notice to Tenant

A 30-day notice to tenant is an important communication when ending a month-to-month lease. It serves as the formal message to end the tenancy and let the resident know they’ll need to move out. 

The notice should be direct and spell out vital details around lease termination and move-out. And you’ll need to deliver the notice by the beginning of the rent cycle. 

Always check state and local laws for additional regulations, and consult a lawyer if you’re unsure. If you’re dealing with a bad tenant, consider other notice types to address the situation before proceeding to eviction. 

The best way to protect yourself from evictions is through robust tenant screening that can help you detect fraud before it hurts your business. Check out our list of best tenant screening services to get started.