Renewal date planner
Check your state page for rent increase and non-renewal notice minimums.
Why start at 120 days
Starting at 120 days leaves time to check the tenant's history, run a market rent check, get the owner's decision, and still send the offer at 90 days. That gives the tenant time to decide before the lease ends, and gives you time to market the unit if they leave.
Check your state's notice rules first
Some states and cities set a minimum notice for rent increases or for ending a tenancy, and some require more notice for larger increases or longer tenancies. Those minimums override this timeline when they are longer. See rent increase notice by state and month-to-month termination notice by state.
What each step is for
- 120 days: build the list of leases ending, check payment and maintenance history, and price each unit against the market.
- 100 days: send the owner a recommendation with a decision date.
- 90 days: send the tenant a written offer with clear options and a response date.
- 75 days: follow up by text and phone with anyone who has not answered.
- 60 days: send renewal documents, or the non-renewal notice your state requires.
- 30 days: escalate anything unsigned and update your records.
The full checklist is in the lease renewal playbook, and the renewal vs turnover calculator helps decide the offer.