Notices and eviction
Month-to-month termination 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.
This is the notice either side must give to end a month-to-month tenancy. Some states set longer notice for the landlord than for the tenant, or longer notice after a tenant has lived there a year or more. Just cause states limit the reasons a landlord can end the tenancy at all.
What to check in your state
- Notice length for landlord and for tenant.
- Whether the notice must end on a rental period date.
- Whether just cause or relocation payment rules apply.
Common mistakes
- Ending a tenancy without a stated reason in a just cause state or city.
- Counting the days from the wrong date.
Related: Eviction Notice Rules by State 2026: What to Serve Before Filing · Lease renewal timeline
| State | Rule | Details | Sources |
|---|---|---|---|
| Alabama | 30 days' written notice before the periodic rental date (7 days for week-to-week). | Either side may end a month-to-month tenancy this way. A tenant who willfully holds over can owe up to three months' rent or actual damages, whichever is greater, plus attorney fees. | Ala. Code § 35-9A-441 Checked against the official source |
| Alaska | 30 days' written notice before the rental due date (14 days for week-to-week). | Either side may end a periodic tenancy this way while rent is current. After termination, serve a notice to quit before filing for possession. | AS 34.03.290 Checked against the official source |
| Arizona | 30 days' written notice before the periodic rental date (10 days for week-to-week). | Either side may end a periodic tenancy this way. A willful holdover can cost up to two months' rent or twice actual damages, whichever is greater. | A.R.S. § 33-1375 Checked against the official source |
| Arkansas | 30 days' written notice (7 days for week-to-week). | Either side may end a periodic tenancy with written notice that names the termination date. | Ark. Code Ann. § 18-17-704 Secondary source |
| California | 60 days' notice if the tenant has lived there a year or more. 30 days if less. | After 12 months of tenancy, most units also need just cause stated in the notice (AB 1482). No-fault terminations require relocation help equal to one month's rent, paid directly or as a waived final month, and the notice must tell the tenant about it. | Cal. Civ. Code §§ 1946.1, 1946.2 Checked against the official source |
| Colorado | 21 days' written notice, but tenants of 12 months or more generally need a lawful cause. | Since April 19, 2024, most tenancies of 12 months or more can end only for causes listed in C.R.S. 38-12-1303, such as nonpayment or lease violations, or no-fault reasons with 90 days' notice. Exemptions include tenants under 12 months, owner-occupied single-family homes, duplexes and triplexes, short-term rentals, and employer-provided housing. | C.R.S. § 13-40-107(2)(c); C.R.S. §§ 38-12-1302, 38-12-1303 Checked against the official source |
| Connecticut | Notice to quit for lapse of time, at least 3 full days, effective after the rental period ends. | Protected tenants (62 or older, or with disabilities, in buildings of five or more units) can only be evicted for good cause. Federal rules may require longer notices for subsidized units. | Conn. Gen. Stat. §§ 47a-23, 47a-23c Secondary source |
| Delaware | 60 days' written notice from either side, starting the first day of the next month. | The 60 days begins on the first day of the month after actual notice is given, so a notice served mid-month runs longer than 60 calendar days. | 25 Del. C. § 5106(d) Checked against the official source |
| District of Columbia | Landlords need a reason the law allows. Tenants generally give 30 days' notice. | A tenant who pays rent cannot be evicted just because the lease or month-to-month term ended. Allowed reasons include nonpayment, lease violations, owner personal use (90-day notice), and sale for a buyer's personal use (90-day notice), each with its own notice period. | D.C. Code §§ 42-3505.01(a), (d), (e); 42-3202 Checked against the official source |
| Florida | 30 days' notice before the end of a monthly period, from either side. | Week-to-week needs 7 days, quarter-to-quarter 30 days, and year-to-year 60 days, each before the end of the period. | Fla. Stat. § 83.57 Checked against the official source |
| Georgia | Landlord 60 days. Tenant 30 days. | These notice periods apply to tenancies at will. A tenancy with no set end date is a tenancy at will. | O.C.G.A. §§ 44-7-6, 44-7-7 Checked against the official source |
| Hawaii | Landlord 45 days. Tenant 28 days. | Landlords need 120 days' notice to end a month-to-month tenancy for demolition, condominium conversion, or conversion to transient vacation rentals. Tenancies shorter than month-to-month need 10 days. A holdover tenant can owe up to twice the monthly rent per day, prorated, and a new month-to-month tenancy arises if you do not file within 60 days. | HRS § 521-71 Checked against the official source |
| Idaho | One month's written notice from either side. | The landlord's notice must give the tenant at least one month to move. The tenant's notice must name a move-out date at least one month away. | Idaho Code § 55-208 Checked against the official source |
| Illinois | 30 days' written notice under state law. Week-to-week: 7 days. | Chicago requires 30 days if the tenant has lived there under 6 months, 60 days for 6 months to 3 years, and 120 days for over 3 years. Oak Park and suburban Cook County require 60 days. After a foreclosure, a new owner generally needs 90 days' notice to end a bona fide lease. | 735 ILCS 5/9-207, 9-207.5 Checked against the official source |
| Indiana | One month's written notice. | A tenancy at will ends with one month's written notice. For periodic tenancies of three months or less, notice equal to the rent interval is enough. A year-to-year tenancy needs at least 3 months' notice before the year ends. | IC 32-31-1-1; IC 32-31-1-3; IC 32-31-1-4 Checked against the official source |
| Iowa | 30 days' written notice before a rent due date (10 days for week-to-week). | A month-to-month tenancy ends with written notice at least 30 days before the periodic rental date named in the notice. A lease longer than month-to-month needs 30 days' written notice before the end of the term. Willful holdovers can owe actual damages and attorney fees. | Iowa Code 562A.34 Checked against the official source |
| Kansas | 30 days' written notice ending on a rent due date (7 days for week-to-week). | The notice must end the tenancy on a periodic rent-paying date at least 30 days after receipt. A tenant on military orders needs to give no more than 15 days. Willful holdovers can owe up to 1.5 months' rent or 1.5 times actual damages. | K.S.A. 58-2570 Checked against the official source |
| Kentucky | URLTA areas: 30 days' written notice before a rental date (7 days for week-to-week). Elsewhere: one month's written notice. | In URLTA areas, after a written lease expires and the tenant stays on, either side may end that tenancy on 10 days' written notice. Outside URLTA areas, a tenancy at will or by sufferance ends on one month's written notice. | KRS 383.695(1) to (3); KRS 383.195 Checked against the official source |
| Louisiana | At least 10 calendar days before the end of the monthly period. | For leases longer than a month, notice is due 30 days before the period ends; for periods of at least a week but less than a month, 5 days. A notice ends the lease at the end of the period it names, or the first period for which it is timely. For a month-to-month lease, that termination notice also serves as the notice to vacate. | La. Civ. Code arts. 2727, 2728; La. Code Civ. Proc. art. 4701 Checked against the official source |
| Maine | 30 days' written notice for a tenancy at will. | If rent is paid past the 30 days, the notice must run until the paid-through date. The notice must say the tenant can contest the termination in court. A 30-day notice and a 7-day notice can be combined. | 14 M.R.S. 6002 Checked against the official source |
| Maryland | Landlord gives 60 days' written notice; tenants give 30 days. | Week-to-week needs 7 days with a written lease or 21 days without; year-to-year needs 90 days. Local laws such as those in Baltimore City and Montgomery County may add rules. | Md. Code, Real Prop. 8-402(c) Checked against the official source |
| Massachusetts | One rental period or 30 days, whichever is longer. | Tenancies at will end with written notice equal to the time between rent days or 30 days, whichever is longer. If rent is paid quarterly or less often, the notice is three months. The notice may include an offer of a new tenancy on different terms. | G.L. c. 186, § 12 Checked against the official source |
| Michigan | One month, or one rental period if rent is due more often. | Either side can end a tenancy at will with one month's notice. If rent is due more often than every three months, notice equal to the time between rent payments is enough. A notice is not void just because its end date does not fall on a rent day. | MCL 554.134(1) Checked against the official source |
| Minnesota | Written notice at least one rental period long (three months at most). | Either side may end a tenancy at will by written notice at least as long as the time between rent due dates, or three months, whichever is less. For monthly rent, that is one month. | Minn. Stat. § 504B.135 Checked against the official source |
| Mississippi | 30 days' written notice; 7 days for week-to-week. | Without a fixed term, a tenancy is week to week if rent is paid weekly and month to month otherwise. Either side ends a month-to-month tenancy with written notice at least 30 days before the end date. | Miss. Code Ann. § 89-8-19(1) to (3) (as amended by 2022 SB 2461) Checked against the official source |
| Missouri | One month's written notice, ending on a rent-paying date. | Either side may end a month-to-month tenancy with written notice that ends the tenancy on a periodic rent-paying date at least one month after the notice is received. | RSMo § 441.060.4(1) Checked against the official source |
| Montana | 30 days' written notice; 7 days for week-to-week. | Either side may end a month-to-month tenancy at any time with at least 30 days' written notice before the end date. Rent is apportioned day by day unless agreed otherwise. | MCA 70-24-441 Checked against the official source |
| Nebraska | 30 days' written notice before a rental date; 7 days for week-to-week. | Either side may end a month-to-month tenancy with written notice given at least 30 days before the periodic rental date named in the notice. Willful holdover can cost up to three months' rent or three times actual damages, plus attorney fees. | Neb. Rev. Stat. § 76-1437 Checked against the official source |
| Nevada | 30 days' written notice (7 days for week-to-week). | Tenants who are 60 or older or have a disability can ask in writing for 30 more days. The notice must tell tenants about that right and the shutdown worker protections. Leases cannot shorten these notice periods. | NRS 40.251, NRS 40.252 Checked against the official source |
| New Hampshire | 30 days' written notice; restricted property also needs a statutory reason. | Restricted property is most residential rentals except single-family homes of owners with 3 or fewer and owner-occupied buildings of 4 or fewer units. 'Other good cause' includes legitimate business reasons. Tenants give 30 days. From July 1, 2026, expiration of a lease of 12 months or more is a ground if you gave 60 days' written nonrenewal notice. | RSA 540:1-a, 540:2, 540:3, 540:11 Checked against the official source |
| New Jersey | Landlords need a statutory good cause; owner-occupied 2 or 3 unit buildings can use one month's notice. | The Anti-Eviction Act covers most rentals, so the end of a term alone is not a reason to remove a tenant. Exempt owner-occupied premises with 2 or fewer rental units can end a month-to-month tenancy with one month's notice to quit. | N.J.S.A. 2A:18-61.1, 2A:18-56(b) Checked against the official source |
| New Mexico | 30 days' written notice before the periodic rental date (7 days for week-to-week). | Applies to both owner and resident. Willful holdovers can owe damages and attorney fees. | NMSA 47-8-37 Checked against the official source |
| New York | Landlord notice of 30, 60 or 90 days based on how long the tenant has lived there. | Statewide, residential landlords use the § 226-c periods. Outside NYC, tenants give at least one month's notice. Good Cause units also need a listed ground. | N.Y. Real Prop. Law §§ 226-c, 232-a, 232-b Checked against the official source |
| North Carolina | 7 days' notice (2 days for week-to-week; one month for year-to-year). | Manufactured home lot rentals need 60 days' notice regardless of term. | N.C. Gen. Stat. § 42-14 Checked against the official source |
| North Dakota | At least one calendar month's written notice, given at any time. | Rent is due through the termination date. Lease clauses requiring tenants to give more than one month's notice must be initialed by the tenant. | N.D.C.C. § 47-16-15(2), (4) Checked against the official source |
| Ohio | 30 days before the periodic rental date. Week-to-week: 7 days. | Either side may end a month-to-month tenancy with notice at least 30 days before the rent due date. Week-to-week tenancies need at least 7 days. | Ohio Rev. Code § 5321.17 Checked against the official source |
| Oklahoma | 30 days' written notice. Less than month-to-month: 7 days. | Serve the tenant personally. If you cannot, give it to a family member over 12 living there, or post it on the unit and also mail it by certified mail. | 41 O.S. § 111 Checked against the official source |
| Oregon | First year: 30 days without cause. After year one: only for tenant cause or a qualifying landlord reason. | Qualifying reasons (demolition or conversion, major repairs, owner or family move-in, sale to an owner-occupant buyer) need 90 days' written notice stating the reason, plus one month's rent paid with the notice unless the landlord owns four or fewer units. A sale to an owner-occupant buyer can instead use 60 days' notice plus an extra month's rent. Owner-occupied buildings with two units or fewer have a separate 60-day rule. Wrongful termination costs three months' rent plus damages. Tenants may end month-to-month with 30 days' notice. | ORS 90.427 Checked against the official source |
| Pennsylvania | 15-day notice to quit under the statute, unless the lease sets a different period. | Month-to-month is a tenancy of one year or less or for an indeterminate time, so the 15-day notice applies at the end of a term. Many leases require 30 days, and Philadelphia and other cities may require more. | 68 P.S. § 250.501(b) Checked against the official source |
| Rhode Island | 30 days' written notice. Week-to-week: 10 days. Year-to-year: 3 months. | Use a notice substantially similar to the statutory form. | R.I. Gen. Laws § 34-18-37 Checked against the official source |
| South Carolina | 30 days' written notice. Week-to-week: 7 days. | Either side may end the tenancy with written notice before the termination date. A willful holdover can cost the tenant up to three months' rent or twice actual damages, plus attorney fees. | S.C. Code § 27-40-770 Checked against the official source |
| South Dakota | One month's notice for a month-to-month tenancy. Tenancy at will: 15 days. | A periodic tenancy renews unless one side gives notice at least as long as the rental period, up to one month. A tenancy at will can be ended with at least 15 days' written notice (reduced in 2024), or two months if the tenant or a spouse or minor child is on active military duty, with exceptions. | SDCL 43-32-15, 43-8-8, 43-8-9 Checked against the official source |
| Tennessee | 30 days before the periodic rental date. Week-to-week: 10 days. | Either side may end the tenancy with written notice. In non-URLTA counties, other lease violations generally need 30 days' notice. | Tenn. Code Ann. §§ 66-28-512, 66-7-109 Secondary source |
| Texas | At least one month's notice by either side, unless a signed agreement says otherwise. | If rent is paid more often than monthly, notice equals one rent period. The tenancy ends on the later of the date in the notice or one month after notice is given. | Tex. Prop. Code § 91.001 Checked against the official source |
| Utah | 15 calendar days' notice before the end of the rental period. | Tenancies at will need 5 calendar days. Fixed terms end without notice at expiration. | Utah Code § 78B-6-802(1)(a)-(b) Checked against the official source |
| Vermont | No written lease: 60 days (90 days if tenant has lived there over 2 years). Written lease: 30 or 60 days before term ends. | Weekly tenancies need 21 days without a written lease, 7 days with one. Shared occupancy in the owner's home needs 15 days (monthly). Sale of the building allows 30 days if there is no written lease. | 9 V.S.A. § 4467(c)-(e), (h) Checked against the official source |
| Virginia | 30 days before the next rent due date (7 days for week-to-week), unless the lease says otherwise. | Owners not renewing 20 or more (or 50%) of month-to-month tenancies in a multifamily property within 30 days must give 60 days' notice. | Va. Code § 55.1-1253 Checked against the official source |
| Washington | Landlord needs a listed just cause; tenant gives 20 days' notice. | Causes include nonpayment, breach, owner move-in (90 days' notice), and sale of a single-family home (90 days). A fixed term of 6 to 12 months that rolls to month-to-month can be ended at the end of the first term with 60 days' notice. | RCW 59.18.650 Checked against the official source |
| West Virginia | Notice of one full rental period before the end of a period. | Year-to-year tenancies need written notice at least three months before the end of the year. The lease can set a different rule. | W. Va. Code § 37-6-5 Checked against the official source |
| Wisconsin | At least 28 days' written notice, ending at the end of a rental period. | Tenancies with rent paid more often than monthly need notice equal to one rental period. | Wis. Stat. § 704.19 Checked against the official source |
| Wyoming | No statewide statute sets a notice period to end a periodic tenancy. | Put the notice period in the lease. A tenant who holds over after the term ends can be removed through forcible entry and detainer after a 3-day notice to quit. | Wyo. Stat. tit. 1, ch. 21, arts. 10 and 12 (no periodic tenancy notice provision); §§ 1-21-1002(a)(i), 1-21-1003 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.
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