3 Day Notice to Pay or Quit — Free Template for Landlords
A 3 day notice to pay or quit tells a tenant that rent is overdue and gives them three days to pay the full amount or leave. Only some states use a period this short, and many count the days in special ways, so treat three days as a starting point to check, not a rule. The notice period depends on your state and your lease, and only a court can actually remove a tenant.
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Free to preview[Landlord or property manager name]
[Your address and phone for the tenant to reach you]
October 15, 2026
To: [Tenant name(s)]
and all other occupants of
[Rental property address]
Re: Notice to pay rent or quit — [Rental property address]
Dear [Tenant name(s)],
This letter is formal written notice to you as the tenant of the property at [Rental property address]. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
[Reason for this notice]
Within 3 days after this notice is delivered to you, you must [What the tenant must do within that time]. If this notice is delivered to you on October 15, 2026, that period ends on October 18, 2026.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
[Landlord or property manager name]
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
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Confirm that three days is right where you rent
Notice periods for unpaid rent vary widely. A handful of states allow three days, others require five, seven, ten, fourteen or even thirty, and some cities add their own rules on top. Your lease can also give the tenant more time than the state minimum, and when it does, you generally have to honor the longer period. Pick your state on our state pages to see its notice periods for unpaid rent before you fill in the number of days.
Also check how the days are counted. Some states skip weekends and court holidays, some start counting the day after delivery, and some add extra days when the notice is mailed. If you serve on a Friday, a three-day deadline may not end until the middle of the next week.
Get the amount exactly right
The figure in a pay or quit notice is where many notices go wrong. List only the rent that is actually overdue, broken down by month if more than one period is unpaid. Many states do not allow late fees, utilities, repair charges or legal fees to be added to this kind of notice, and an overstated amount can make the whole notice defective.
If the tenant has made a partial payment, subtract it and say so. Keep your ledger, bank records and any messages about the missed payment together, because a court will want to see how you reached the number.
What happens when the three days end
If the tenant pays the full amount within the period, most states require you to accept it and the matter ends there. If they don't pay or move out, the next step is filing an eviction case with your local court. The notice itself does not end the tenancy on its own, and only a court order, carried out by a sheriff or similar officer, can remove a tenant. Do not change the locks, remove belongings or shut off utilities while you wait.
What to do, step by step
Check your state and local rules first
Look up the notice period, required wording and delivery method for your state, county and city. Many places set different periods for unpaid rent, lease violations and ending a tenancy, and some cities add their own just-cause rules.
Fill in the notice
Answer the questions above. Name every adult tenant on the lease, state the facts plainly and enter the exact number of days your rules require.
Serve it the way your state requires
States specify how a notice must be delivered — commonly hand delivery, leaving it with an adult at the home, posting and mailing, or certified mail. A notice served the wrong way may have to be redone.
Record how and when you served it
Write down the date, time, method and who delivered it, and keep a copy of the notice. Courts often ask for this proof of service.
Wait out the full notice period
Don't change the locks, remove belongings or shut off utilities. If the tenant fixes the problem, accept it as your rules require; if not, the next step is filing an eviction case in court.
What if the tenant doesn't respond to the notice?
An eviction notice is not an eviction. It is the written warning most states require before you can go to court. If the notice period ends and the tenant hasn't paid, fixed the violation or moved out, the next step is to file an eviction case — often called an unlawful detainer or summary possession case — with your local court.
Until a judge rules in your favor and a court officer such as a sheriff or marshal carries out the order, the tenant has the right to stay. Changing the locks, removing the tenant's belongings, cutting off utilities or otherwise forcing them out is a so-called self-help eviction, which is illegal in nearly every state and can expose you to damages.
Courts look closely at the notice itself. If the period was too short, the wording missed something your state requires or it was delivered the wrong way, the case can be dismissed and you may have to start over. Your local court's self-help center or a landlord association can tell you what your court expects.
Example 3 day notice to pay or quit
A filled-in sample with made-up details, so you can see the finished result.
Greenway Rentals LLC
PO Box 2210, Lakeview, MN 55401 · (555) 201-4478
October 5, 2026
To: Taylor Brooks and Jamie Brooks
and all other occupants of
56 Willow St, Unit 3, Lakeview, MN 55402
Re: Notice to pay rent or quit — 56 Willow St, Unit 3, Lakeview, MN 55402
Dear Taylor Brooks and Jamie Brooks,
This letter is formal written notice to you as the tenant of the property at 56 Willow St, Unit 3, Lakeview, MN 55402. Type of notice: Notice to pay rent or quit.
The reason for this notice is as follows:
Rent of $1,450 for the month of October 2026, due on October 1, 2026, has not been paid.
The total amount of rent now due is $1,450.00.
Within 3 days after this notice is delivered to you, you must pay the full amount of rent owed or move out of the property. If this notice is delivered to you on October 5, 2026, that period ends on October 8, 2026.
If you do not do so within that time, I intend to file an eviction case with the court to recover possession of the property. You will have the opportunity to respond in court, and you may not be removed from the property unless a court orders it. I will not remove you or your belongings or change the locks without a court order.
If you have questions about this notice, or wish to discuss payment or resolving the issue, please contact me in writing at the address above.
Sincerely,
Greenway Rentals LLC
Date this notice was delivered: ____________________
Method of delivery: ____________________
Delivered by: ____________________
Frequently asked questions
Does a 3 day notice include weekends?
It depends on the state. Some count every calendar day, while others exclude weekends and court holidays or add days for mailing. Check your state's rules on our state pages and read your lease, then count conservatively so the deadline you write is never too early.
Can I accept partial rent after serving the notice?
In some states, accepting a partial payment can cancel the notice or waive your right to proceed on it, unless you follow specific steps. Decide on your approach before taking money, and if you accept a partial payment, document it in writing and check how your state treats it.
Can the tenant be removed on day four?
No. When the notice period runs out, you can file an eviction case, but the tenant can stay until a court rules and a court officer carries out the order. Only a court can remove a tenant, and that usually takes several weeks or longer.
How much notice do I have to give a tenant?
It depends on your state, sometimes your city, the type of notice and the lease. Periods for unpaid rent can be as short as a few days or as long as a month, and notices ending a month-to-month tenancy are often 30 days or more. Check your state's landlord-tenant law and any local ordinance before serving.
Is an eviction notice the same as being evicted?
No. A notice only starts the process. If the tenant doesn't comply, the landlord must file a case in court and win a judgment. Only a court order, carried out by a sheriff, marshal or similar officer, can legally remove a tenant from the property.
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