California Eviction Notice Template (CCP § 1161)
Before a landlord can file an eviction case, most states require a written notice that tells the tenant what is wrong and how long they have to fix it or move out. Answer the questions below to create a clear, professional notice — then check it against your state and local rules before you serve it.
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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: [Type of notice] — [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: [Type of notice].
The reason for this notice is as follows:
[Reason for this notice]
Within [Notice period in days] 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 15, 2026.
This notice is given under California Code of Civil Procedure § 1161, which requires written notice to the tenant before a landlord may file an unlawful detainer action.
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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How eviction notices work in California
California's unlawful detainer law, Code of Civil Procedure § 1161, requires a three-day notice to pay rent or quit, and a three-day notice to perform or quit for a curable lease violation. These three days don't count Saturdays, Sundays or judicial holidays. To end a month-to-month tenancy, a landlord generally gives 30 days' notice if the tenant has lived there under a year, or 60 days after a year, under Civil Code § 1946.1.
Many tenancies are also covered by the Tenant Protection Act, Civil Code § 1946.2, which requires just cause to end a tenancy after 12 months, and many cities and counties have stricter rent and eviction ordinances. A pay-or-quit notice must state the exact rent owed and the name, phone number and address of the person to pay, along with how payment can be made. An adult must serve it personally, by leaving it with another adult and mailing a copy, or by posting and mailing.
If the tenant doesn't pay, cure or move out, the landlord files an unlawful detainer case in superior court. A tenant who is handed the court papers usually has 10 court days to respond, and only a sheriff can carry out a lockout after judgment. California prohibits landlords from changing locks, removing doors, windows or belongings, or shutting off utilities to force a tenant out, and a landlord who does so can owe up to $100 a day in penalties under Civil Code § 789.3.
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 California eviction notice
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 September 2026, due on September 1, 2026, has not been paid, despite a reminder sent by email on September 10.
The total amount of rent now due is $1,450.00.
Within 14 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 19, 2026.
This notice is given under California Code of Civil Procedure § 1161, which requires written notice to the tenant before a landlord may file an unlawful detainer action.
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
Do weekends count in a California 3-day notice?
No. The three-day period for a notice to pay rent or quit, or to perform or quit, excludes Saturdays, Sundays and judicial holidays. A notice handed to the tenant on a Thursday may not expire until the end of the following Tuesday, so count carefully before filing. A filing that comes too early can be dismissed.
Does California require just cause to evict?
For many tenancies, yes. The Tenant Protection Act requires just cause once a tenant has lived in the unit for 12 months, with some exemptions. No-fault terminations, such as an owner move-in, require relocation assistance equal to one month's rent or a waiver of the last month's rent. Many cities and counties have stricter local rules.
How much notice ends a California month-to-month tenancy?
Generally 30 days if the tenant has lived there less than a year, and 60 days if the tenant has lived there a year or more. Just-cause rules and local ordinances may also require a stated reason and additional protections, so check both state and city rules before you serve notice.
Can a California landlord include late fees in a 3-day notice?
No. A notice to pay rent or quit should demand only the rent actually owed, not late fees, utilities, damages or other charges. A notice with mistakes or missing information can make the landlord lose the case and have to start over with a new notice.
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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