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Most states generally require a landlord to provide a “notice to quit” a minimum number of days before the landlord can terminate the lease and begin the eviction proceedings. State laws generally require that the notice be in writing and contain certain information. Failure to follow the exact specifications may invalidate the notice to quit. If it is a tenancy at will, the notice to quit should provide at least 30 days notice. Some states require 30 days from the next payment date, thus, if rent is due on the 1st of month, and a landlord delivers the notice on the 15th of August, then the tenant should receive 30 days from the beginning of the next pay period – September 1st.

It is best to hand deliver notices to quit, though some states allow them to be mailed or left at the tenant’s residence. If they are mailed, the landlord should use registered mail to ensure the tenant has received it. During an eviction proceeding, a judge could dismiss the case if the landlord cannot prove the tenant has received the notice.


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