3 Day Notice to Vacate — Free Eviction Notice Template
A 3 day notice to vacate tells a tenant to leave within three days, usually without a chance to fix the problem. Where it is allowed at all, it is generally limited to serious situations such as major damage to the property, illegal activity, or repeated violations after earlier warnings. The notice period depends on your state and your lease, and only a court can remove a tenant who doesn't leave.
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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 end tenancy and vacate — [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 end tenancy and vacate.
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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Check whether a no-cure notice is allowed
Most states expect landlords to give tenants a chance to pay or fix a problem before ending the tenancy. A notice to vacate with no option to cure is usually reserved for a short list of serious situations defined by state law, and some states don't allow it at all. The number of days also varies. Pick your state on our state pages to see the notice periods that apply before you rely on three days.
If the problem is something the tenant could fix, such as an unauthorized pet or a noise complaint, a notice to cure or quit is usually the right choice instead.
Describe the facts, not your feelings
Write exactly what happened, when, and how you know: dates, the lease clause involved, photos, reports from neighbors or inspectors, and any earlier written warnings. Avoid labels and accusations you can't prove. A judge will read this notice, and a calm, specific description is far more persuasive than strong language.
Keep copies of every document you mention, and note who saw the problem in case you need them later.
After the three days
If the tenant hasn't left when the period ends, you can file an eviction case with your local court. Until a judge rules and a court officer carries out the order, the tenant has the right to stay, and only a court can remove them. Changing locks, removing belongings or shutting off utilities is a self-help eviction, which is illegal in nearly every state.
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 vacate
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 end tenancy and vacate — 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 end tenancy and vacate.
The reason for this notice is as follows:
On September 28, 2026, interior walls and two doors in the unit were removed without permission, causing substantial damage documented in the inspection report and photos dated September 29, 2026.
Within 3 days after this notice is delivered to you, you must move out of the property and return all keys. 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
What is the difference between a notice to vacate and a notice to quit?
The terms are often used interchangeably. Both tell the tenant the tenancy is ending and they must leave by a date. What matters is the type of notice your state requires for your situation and whether the tenant must be offered a chance to pay or fix the problem first.
Can I give a 3 day notice to vacate for no reason?
Generally no. Very short notices are usually tied to unpaid rent or serious violations. Ending a tenancy without a reason, where it is allowed, normally requires much longer notice, often 30 days or more, depending on the state, the city and the lease.
Should I call the police if the tenant doesn't leave?
For a tenant who simply stays past the notice date, police generally won't remove them without a court order. The path is an eviction case in court. If there is an emergency or a crime in progress, of course contact the police as you normally would.
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.
FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.