Texas Eviction Notice Template (Property Code § 24.005)
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.
Your details
No account needed. Your letter updates as you type.
Live preview
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 Texas Property Code § 24.005, which requires written notice to vacate before an eviction suit is filed.
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: ____________________
- Clean PDF + editable Word (.docx)
- No watermark, print-ready on US Letter
- Download link emailed to you
One-time payment, secure checkout by Stripe. FairLetter is not a law firm and does not provide legal advice. Letters are templates you customize and send yourself.
How eviction notices work in Texas
Texas requires at least 3 days' written notice to vacate before a landlord files an eviction suit, unless the written lease sets a shorter or longer period. The same rule applies to unpaid rent and lease violations, and Texas law does not require a separate cure period for most violations. If the eviction is based only on unpaid rent and the tenant was not late before the month the notice is given, the notice must be a notice to pay rent or vacate. A month-to-month tenancy ends with at least one month's notice.
Texas amended its eviction statutes through Senate Bill 38, effective January 1, 2026. Under the current Property Code § 24.005, a notice must be delivered by mail, by delivery to the inside of the home in a conspicuous place, by hand delivery to any tenant who is 16 or older, or by email or other electronic means if the parties agreed in writing. If federal law requires a longer notice, the suit can still be filed, but the writ of possession cannot be served until the federal period has run.
If the tenant does not leave, the landlord files a sworn petition in the justice court for the precinct where the property is located. If the landlord wins, the court can issue a writ of possession, generally no earlier than the sixth day after judgment, and a sheriff or constable serves it. Texas strictly limits lockouts under Property Code § 92.0081 and prohibits utility shutoffs to force a tenant out under § 92.008.
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 Texas 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 Texas Property Code § 24.005, which requires written notice to vacate before an eviction suit is filed.
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
How much notice does a Texas landlord give before filing an eviction?
At least 3 days' written notice to vacate, unless the written lease provides a different period. The landlord files in justice court after the notice period ends. If federal law requires longer notice, the writ cannot be served until that period has passed.
Does a Texas tenant get a chance to pay before eviction?
Sometimes. If the eviction is based only on unpaid rent and the tenant was not late before the month the notice is given, the notice must be a notice to pay rent or vacate. For tenants who were late before, the landlord can use either form.
How do I end a month-to-month tenancy in Texas?
Give at least one month's notice, under Property Code § 91.001. Unless the parties agreed otherwise in a signed writing, the tenancy ends on the later of the date stated in the notice or one month after the notice is given.
Can a Texas landlord change the locks for unpaid rent?
Only as Property Code § 92.0081 allows, with a written notice on the front door and a new key available at any hour whether or not rent is paid. Otherwise, a landlord may not keep a tenant out except by judicial process or cut utilities to force a move-out.
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.