Indiana Eviction Notice Requirements
Indiana's main eviction notice rule is Indiana Code § 32-31-1-6, which allows a landlord to end a lease for unpaid rent with at least 10 days' notice, unless the parties agreed otherwise or the tenant pays the rent in full before the notice period expires. Indiana law doesn't set a general cure period for other lease violations, so the lease controls. A month-to-month tenancy ends with notice equal to the rental period, which is one month for monthly rent.
The notice should be in writing and identify the tenant and property, the amount owed or the violation, and the deadline. Under § 32-31-1-9, notice may be served on the tenant; if the tenant can't be found, on a person living at the property, who must have the notice explained; and if no one is there, by attaching a copy to a conspicuous part of the premises. Keep a dated copy and a record of how it was delivered.
If the tenant doesn't pay or leave, the landlord files an eviction case in court. Under § 32-31-5-6, except as authorized by a court order, a landlord may not change the locks, remove doors, windows, fixtures or appliances, or shut off electricity, gas, water or other essential services to keep a tenant out. A tenant locked out this way can ask the court for an emergency order restoring possession.
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Indiana: common questions
How much notice does an Indiana landlord give for unpaid rent?
At least 10 days' notice under Indiana Code § 32-31-1-6, unless the parties agreed otherwise. If the tenant pays the rent in full before the notice period expires, the landlord cannot end the lease on that notice. The statute includes a sample notice telling the tenant to pay or vacate within 10 days.
Does Indiana require a cure period for lease violations?
Indiana law doesn't set a general cure-or-quit period for lease violations. The terms of the lease usually control how much notice is needed and whether the tenant gets a chance to fix the problem. Read the lease carefully and give clear written notice.
How much notice ends an Indiana month-to-month tenancy?
Indiana Code § 32-31-1-4 says notice equal to the interval between rent periods is enough to end a periodic tenancy, so a monthly tenancy takes one month's notice. A tenancy at will also ends with one month's written notice under § 32-31-1-1. Giving a full rental period in writing is the safe approach.
Can an Indiana landlord shut off utilities to force a tenant out?
No. Except as authorized by a court order, Indiana Code § 32-31-5-6 bars landlords from changing locks, removing doors or appliances, or shutting off electricity, gas, water or other essential services to keep a tenant out. A tenant can seek an emergency possessory order from the court. File an eviction case instead.
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