Notices and eviction
Lease violation (cure or quit) notice by state
The rule in every state and DC, with the statute and how well each answer is verified. Click a state for its full page.
For lease violations other than rent, many states require a notice that gives the tenant time to fix the problem (cure) or leave. Others require only a notice to quit or leave it to the lease, and some allow an unconditional notice to quit for repeat or serious violations.
What to check in your state
- The cure period and whether a second violation shortens it.
- Which violations allow an unconditional notice, such as illegal activity.
- Required wording and delivery.
Common mistakes
- Not documenting the violation with dates and photos before sending the notice.
- Treating a disability-related issue as a lease violation without considering a reasonable accommodation request.
Related: Eviction Notice Rules by State 2026: What to Serve Before Filing · Fair Housing Rules for Property Managers in 2026: What Changed
| State | Rule | Details | Sources |
|---|---|---|---|
| Alabama | 7 business days to cure. Some serious breaches cannot be cured. | A tenant may cure breaches only twice in any 12 months unless the landlord agrees otherwise. Illegal drugs, illegal firearm use, criminal assault on the premises, and a repeat of the same breach within 6 months allow termination on a 7-day notice with no right to cure. Intentional misrepresentation on the application also cannot be cured. | Ala. Code § 35-9A-421(a), (d) Checked against the official source |
| Alaska | 10 days to cure. 24 hours to 5 days for serious damage or illegal activity. | Material breaches get a notice that the lease ends in at least 10 days if not fixed. Deliberate damage over $400, or prostitution or other illegal activity at the premises, allows a notice of 24 hours to 5 days. A repeat of the same breach within 6 months allows a 5-day notice with no cure. | AS 34.03.220(a) Checked against the official source |
| Arizona | 10 days to cure. 5 days for health and safety breaches. Immediate for material and irreparable breaches. | Material falsification on the application (occupants, pets, income, criminal or eviction history) cannot be cured. A second similar breach during the lease allows filing 10 days after a written notice. Material and irreparable breaches, such as illegal weapon discharge or serious violence, allow immediate termination. | A.R.S. § 33-1368(A) Checked against the official source |
| Arkansas | 14 days to cure, or the lease ends. | The notice must state the breach and that the lease ends at least 14 days after receipt if not fixed. If the tenant fixes it in time, the lease continues. Attorney fees may be recovered for willful noncompliance when the landlord has counsel. | Ark. Code Ann. § 18-17-701 Secondary source |
| California | 3-day notice to cure or quit for curable breaches. | Serious breaches such as nuisance or illegal use allow a 3-day notice to quit without a cure. Units under AB 1482 just cause need one of the listed at-fault reasons, and curable breaches require a chance to cure first. | Cal. Code Civ. Proc. § 1161(3), (4); Cal. Civ. Code § 1946.2 Secondary source |
| Colorado | 10 days to cure. Substantial violations use a separate quit notice. | Substantial violations, such as certain crimes on the premises, follow C.R.S. 13-40-107.5. Exempt residential agreements may use 5 days. | C.R.S. §§ 13-40-104(1)(e), 13-40-107.5 Checked against the official source |
| Connecticut | 15 days to cure (a Kapa notice), then a notice to quit. | Give written notice describing the breach and that the lease ends at least 15 days after receipt. If the tenant fixes it, the lease continues. If the same breach recurs within 6 months, the landlord may terminate on 15 days' notice without a cure. Serious nuisance and nonpayment skip this step. | Conn. Gen. Stat. § 47a-15 Checked against the official source |
| Delaware | 7-day written notice to cure that names the breach. | If the tenant does not fix the breach within 7 days, you may file. A cured breach still counts if a substantially similar breach happens again within one year. Breaches that cause or threaten irreparable harm can allow faster action. | 25 Del. C. § 5513 Checked against the official source |
| District of Columbia | 30-day notice to cure or vacate, also served on the Rent Administrator. | Only material, repeated, or serious violations support eviction. Criminal acts have their own 30-day notice to vacate. For certain dangerous crimes in or near the unit, cases filed after December 31, 2025 use a 10-day notice with an expedited hearing. | D.C. Code § 42-3505.01(b), (c) Checked against the official source |
| Florida | 7-day notice to cure for curable violations. 7-day notice to vacate for serious or repeat violations. | Curable examples include unauthorized pets, guests, or vehicles. No cure is required for intentional property destruction, continued disturbance after notice, or a repeat of the same violation within 12 months. Starting October 1, 2026, someone who got possession through fraud (false statements, forged documents, impersonation) is treated as a noncurable violation. | Fla. Stat. § 83.56(2); ch. 2026-143 Checked against the official source |
| Georgia | No statutory cure period. Demand possession before filing. | For holdovers and other cases, the owner must demand possession and may file a sworn affidavit if the tenant refuses. The demand must be posted in a sealed envelope on the door and delivered by any other method the lease provides. Follow any notice and cure terms in your lease. | O.C.G.A. § 44-7-50(a), (d) Checked against the official source |
| Hawaii | Written notice giving at least 10 days to stop breaking a house rule. | If the breach continues or recurs after the date in the notice, you may file for summary possession within 30 days. No cure time is required when the breach causes or threatens damage to any person or violates certain tenant duties in § 521-51. | HRS § 521-72 Checked against the official source |
| Idaho | 3-day written notice to perform or give up possession. | The tenant can save the lease by curing within the 3 days. No notice is needed if the breached term cannot be performed afterward. Illegal subletting or waste ends the lease, and a 3-day notice to quit follows. Drug delivery, production, or use on the premises is a separate ground for unlawful detainer. | Idaho Code § 6-303(3)-(5) Checked against the official source |
| Illinois | 10-day written notice to quit. | After any default in the lease terms, a 10-day notice ends the tenancy. The statute gives a sample form that names the default. State law sets no cure right, but Chicago and some other local ordinances add one. | 735 ILCS 5/9-210 Checked against the official source |
| Indiana | No statutory cure period for most violations; follow the lease. | Indiana's notice statutes cover unpaid rent and periodic tenancies, not other breaches, so use the notice terms in your lease. A landlord can ask for an emergency possessory order for waste, for a crime by the tenant or guest that affects others' health and safety, or for materially false application information. In crime and false-information cases the court orders the tenant out within 7 days of the hearing. | IC 32-31-1-8; IC 32-31-6-3; IC 32-31-6-7.1 Secondary source |
| Iowa | 7 days to cure, or the lease ends; 3 days for a clear and present danger. | For a material lease violation or a health and safety violation, serve a written notice naming the breach and a termination date at least 7 days out. If the tenant fixes it in time, the lease continues. A repeat of the same breach within 6 months allows a 7-day termination with no cure. Threats like assault, illegal weapon use or drug possession allow a single 3-day notice to quit. | Iowa Code 562A.27(1); 562A.27A Checked against the official source |
| Kansas | 14 days to cure, with termination at least 30 days after notice. | For a material breach, give written notice that the lease ends at least 30 days after receipt unless the tenant remedies within 14 days. A good-faith effort to cure stops termination. If a similar breach happens again after the 14-day period, you may give a 30-day termination notice with no cure right. | K.S.A. 58-2564(a) Checked against the official source |
| Kentucky | URLTA areas: written notice ending the lease at least 14 days after receipt unless the tenant cures. | Name the breach in writing. If the tenant remedies it before the date in the notice, the lease continues. A repeat of substantially the same breach within 6 months allows termination on 14 days' written notice with no cure. Outside URLTA areas, the lease controls. | KRS 383.660(1) (URLTA areas) Checked against the official source |
| Louisiana | Same 5-day notice to vacate as nonpayment; no statutory cure period. | The notice to vacate applies to any ground for ending the lease, including violations, and the Code of Civil Procedure gives no right to cure. A lease may waive the notice in writing. Only a court judgment and warrant can remove the tenant. | La. Code Civ. Proc. art. 4701 Checked against the official source |
| Maine | 7-day notice for listed serious causes; otherwise a 30-day notice for tenancies at will. | The 7-day notice applies to substantial damage, nuisance or unfit conditions caused by the tenant, violence or threats, domestic violence against another tenant, refusing a key after changing locks, or unauthorized occupants. Fixed-term leases follow the lease's breach terms. | 14 M.R.S. 6002(1); 6025(3) Checked against the official source |
| Maryland | 30 days' written notice; 14 days for a clear and imminent danger. | The lease must allow repossession for breach. After the notice, file in District Court. The court evicts only if the breach was substantial and warrants eviction. | Md. Code, Real Prop. 8-402.1 Checked against the official source |
| Massachusetts | No statutory period or cure right; the lease controls. | For a lease, the notice for a breach comes from the lease terms, and state law gives no general right to cure. For a tenancy at will, many landlords use a no-fault notice of one rental period (at least 30 days) under § 12 instead of proving a breach. Either way, only a court judgment and execution can remove the tenant. | G.L. c. 186, § 12; G.L. c. 239 Secondary source |
| Michigan | Depends on the violation: 24 hours, 7 days, or per the lease. | Illegal drug activity with a police report: 24-hour demand. Serious health hazard or extensive damage: 7 days to leave or fix it. Causing or threatening physical injury on the landlord's property with police notified: 7-day notice to quit. Other breaches: the lease must give you a right to terminate, and a month-to-month tenancy can be ended with a one-month notice to quit. | MCL 600.5714(1)(b) to (e); MCL 554.134 Checked against the official source |
| Minnesota | No statutory pre-filing notice; the lease must allow eviction for the breach. | State law does not require a notice before filing a breach of lease case, but the lease must give you the right to evict for that breach. The complaint must name the lease clause, describe the conduct and dates, and identify the clause allowing eviction. Many leases require their own notice, so follow the lease. | Minn. Stat. §§ 504B.285, 504B.321, subd. 3 Secondary source |
| Mississippi | 14-day notice with a 14-day chance to fix. | For a material breach, give written notice describing it and stating the agreement ends on a date at least 14 days after receipt unless the tenant fixes it within 14 days. If the same breach happens again within 6 months, you may end the agreement on 14 days' notice with no cure right. No notice is needed for a substantial violation that materially affects health or safety. | Miss. Code Ann. §§ 89-8-13(3), 89-8-19(4) (as amended by 2022 SB 2461) Checked against the official source |
| Missouri | 10 days' notice to vacate. | If a tenant for a term of two years or less (or at will) violates the written lease, assigns or transfers without the landlord's written consent, commits waste, or allows illegal drug activity on the premises, give 10 days' notice to vacate. Then recover possession through the court. | RSMo §§ 441.020, 441.030, 441.040 Checked against the official source |
| Montana | Usually 14 days with a right to fix; 3 days for some violations. | For most violations, give at least 14 days' written notice; if the tenant fixes the problem first, the agreement continues. Unauthorized pets, unauthorized occupants, and verbal abuse of the landlord need only 3 days. Damage to the premises or creating a reasonable risk of damage or injury allows a 3-day termination notice. A repeat of the same violation within 6 months allows termination on 5 days' notice. | MCA 70-24-422(1), (3), (4) Checked against the official source |
| Nebraska | 30-day notice with 14 days to fix; 5 days for violent or drug activity. | For a material breach or a health and safety violation, give written notice that the agreement ends in at least 30 days unless the breach is fixed within 14 days. A repeat within 6 months allows a 14-day termination notice. For violent criminal activity, illegal drug sales, or other conduct threatening health or safety, you may give 5 days' written notice with no right to cure, subject to exceptions for victims. | Neb. Rev. Stat. § 76-1431(1), (4), (5) Checked against the official source |
| Nevada | 5 days' notice to cure or quit; 3 days for nuisance, waste, illegal business, drugs or unlawful subletting. | Under NRS 118A.430 the tenant has 5 days to fix a curable breach. If it cannot be fixed, no cure period is required. Nuisance and drug cases use a 3-day notice to surrender. | NRS 40.2516, NRS 40.2514, NRS 118A.430 Checked against the official source |
| New Hampshire | 30-day eviction notice; 7 days for substantial damage or health and safety threats. | Restricted property needs a statutory reason. For 'other good cause' based on tenant conduct, first give a written warning that the conduct is grounds for eviction. | RSA 540:2, II-III; 540:3, II Checked against the official source |
| New Jersey | Notice to cease, then a notice to quit: one month for lease or rule violations, 3 days for disorderly conduct or damage. | For substantial violations of reasonable lease terms or written rules, serve a written notice to cease, then a notice to quit at least one month before filing. Disorderly conduct (after a notice to cease) and willful or grossly negligent damage use a 3-day notice to quit. The notice must state the cause in detail and be served in person, at the home with a family member over 14, or by certified mail (regular mail if unclaimed). | N.J.S.A. 2A:18-61.1(b) to (e), 2A:18-61.2 Checked against the official source |
| New Mexico | 7-day notice to cure; 7-day unconditional notice for a repeat within 6 months; 3 days for substantial violations. | The first notice must describe the breach with dates and facts and warn that a second breach in 6 months ends the lease. Give it within 30 days of learning of the breach. Substantial violations (serious crimes defined in the Act) use a 3-day notice. | NMSA 47-8-33(A)-(C), (I) Checked against the official source |
| New York | No general state cure period; the lease sets it. Good Cause units: 10-day notice to cure. | For units covered by Good Cause, eviction for violating a substantial lease obligation requires a written notice and a failure to cure within 10 days. Rent-stabilized units have their own cure notice rules. | N.Y. Real Prop. Law § 216(b) Checked against the official source |
| North Carolina | No statutory cure period; the lease must allow termination for the breach. | Summary ejectment for a breach works only if the lease says the tenancy ends for that breach, and you must demand possession before filing. If the lease says so, accepting partial rent or a partial subsidy payment does not waive the breach. | N.C. Gen. Stat. § 42-26(a)(2), (c) Checked against the official source |
| North Dakota | 3 days' written notice of intent to evict for a material lease violation. | Disturbing other tenants' peaceful enjoyment is a separate eviction ground. The statute does not give a cure period. | N.D.C.C. §§ 47-32-01(7)-(8), 47-32-02 Checked against the official source |
| Ohio | 30-day written notice to remedy for violations that affect health and safety. | For tenant duties under § 5321.05 that materially affect health and safety, the notice must describe the problem and give a termination date at least 30 days after receipt. If the tenant fixes it, the lease continues. Drug activity uses a separate 3-day termination notice under § 5321.17(C). | Ohio Rev. Code § 5321.11 Checked against the official source |
| Oklahoma | 15-day notice to terminate, with 10 days to fix the breach. | The notice must describe the breach. If the tenant fixes it within 10 days, the lease continues. A later breach allows immediate termination on written notice. If the breach threatens imminent, irreparable harm, you may file eviction right away. Repairable damage can be fixed by the landlord after 10 days and billed as rent. | 41 O.S. § 132 Checked against the official source |
| Oregon | 30-day termination notice with at least 14 days to cure. | The notice must describe the violation, say whether it can be cured, give at least one way to cure, and set the cure date. A repeat of substantially the same violation within six months allows a 10-day notice with no cure right. Week-to-week periods are 7 and 4 days. | ORS 90.392 Checked against the official source |
| Pennsylvania | 15-day notice for leases of one year or less (or no set term). 30 days for leases over one year. | The same periods apply when a term ends. Illegal drug activity listed in the Act allows a 10-day notice. The lease can shorten or waive these notices. | 68 P.S. § 250.501(b), (d), (e) Checked against the official source |
| Rhode Island | 20 days to cure, with termination at least 21 days after mailing. | Use the statutory form and state what must be done to fix the breach. A repeat of substantially the same breach within 6 months allows a 20-day termination notice with no cure period. Certain serious violations allow filing without notice. | R.I. Gen. Laws § 34-18-36 Checked against the official source |
| South Carolina | 14-day notice to fix the breach or the lease ends. | The notice must describe the breach and state the lease will end at least 14 days after receipt if not fixed. If the fix takes longer, a tenant who starts within 14 days and keeps working in good faith keeps the lease. | S.C. Code §§ 27-40-710(A), 27-40-720 Checked against the official source |
| South Dakota | No fixed statutory cure period. | An eviction may be filed when the tenant does or fails to do something that ends the lease under its terms, or commits waste. A landlord may also end a lease when the tenant uses the unit contrary to the agreement or fails to make required repairs. Set notice and cure terms in the lease. | SDCL 21-16-1(7), 43-32-18 Checked against the official source |
| Tennessee | 14 days to fix the breach or the lease ends. Repeat within 6 months: 7 days. Violence or threats: 3 days. | For breaches that cannot be fixed, the notice can end the lease in 14 days. A repeat of the same breach within 6 months allows a 7-day notice. Violent acts or conduct that endangers others allow termination 3 days after the tenant receives written notice detailing the violation. | Tenn. Code Ann. §§ 66-28-505, 66-28-517 Secondary source |
| Texas | Three days' written notice to vacate, unless the lease sets a different period. | No statutory cure period. The lease controls whether the tenant gets a chance to fix the problem. Use the same delivery methods as for nonpayment. | Tex. Prop. Code § 24.005 Checked against the official source |
| Utah | 3 calendar days to cure or vacate; 3 calendar days to quit for nuisance, waste, illegal business, or criminal acts. | For a curable lease breach, the notice must offer the choice to comply or move. Nuisance and criminal act notices do not have to offer a cure. | Utah Code § 78B-6-802(1)(d)-(h) Checked against the official source |
| Vermont | At least 30 days' actual notice; 14 days for criminal, drug, or violent acts that threaten others. | No cure period is required by statute. The notice must state a specific termination date, and you must file within 60 days after that date. | 9 V.S.A. § 4467(b), (f), (k) Checked against the official source |
| Virginia | 30-day notice with 21 days to cure; 30 days with no cure if not remediable. | Criminal or willful acts that threaten health or safety allow immediate termination, with a hearing within 15 days of service. A repeat breach of a like nature after a prior cure allows a 30-day notice with no cure. | Va. Code § 55.1-1245(A)-(E) Checked against the official source |
| Washington | 10-day notice to comply or vacate; 3-day notice to quit for waste, nuisance, or unlawful activity. | For breach of a material lease term, the cure date must be at least 10 days after service. Serve notices as required by RCW 59.12.040. | RCW 59.18.650(2)(b)-(c) Checked against the official source |
| West Virginia | No statutory cure or quit notice is required before filing a summary eviction petition. | A petition may allege a breach of a warranty or lease covenant, or deliberate or negligent damage to the property. Follow any notice terms in your lease. | W. Va. Code § 55-3A-1(a)(3) Checked against the official source |
| Wisconsin | 5-day notice to cure or vacate; 14-day notice to vacate with no cure for a repeat within 12 months. | For month-to-month tenants, a 14-day notice to vacate with no cure is also allowed. Tenants on leases over one year get a 30-day notice to comply. Police or DA nuisance notices allow a 5-day notice to vacate. | Wis. Stat. § 704.17 Checked against the official source |
| Wyoming | 3-day notice to quit; no cure period required by statute. | Grounds include breaking renter duties (cleanliness, occupancy limits, lease terms) and prohibited acts such as damage or refusing lawful access. | Wyo. Stat. §§ 1-21-1002(a)(vi), 1-21-1003, 1-21-1204, 1-21-1205 Checked against the official source |
Laws change. Each rule shows its source and the date it was last checked. Read the statute and talk to a local attorney before acting.
Talk through your operation with Julian
20 minutes, no slides. Bring the part of your business that eats the most time, whether it is owner leads, renewals, maintenance or the phones, and leave with the two or three changes that would move it most.
Book a 20-minute call
With Julian Calvo, who works with property management companies at LeadSimple.