Free Templates

CA Eviction Notice Templates: Free Forms (2026)

Q: What happens if the tenant pays partial rent during the 3-day period?

Accepting partial rent during the 3-day notice period waives the notice. If you accept any amount less than the full amount stated in the notice, you must start the entire process over with a new 3-day notice. Do not accept any payment after serving a 3-day notice unless it is payment in full.

Q: Can I serve an eviction notice by email or text message?

No. California law requires physical service of eviction notices. Email, text message, voicemail, and social media messages are not legally recognized service methods. The only acceptable methods are personal service, substituted service plus mail, post and mail, or certified mail as described in CCP Section 1162.

California requires 5 different eviction notice types depending on the situation. Using the wrong notice, wrong timeline, or wrong service method will get your case dismissed — and you start over from scratch.

Last updated: August 4, 2026. For informational purposes only — not legal advice.

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Key Takeaways

California has 5 eviction notice types — 3-Day Pay or Quit, 3-Day Cure or Quit, 3-Day Quit (Nuisance), 30-Day, and 60-Day
Wrong notice = case dismissed. Using the wrong notice type is the #1 reason California unlawful detainer cases get thrown out
Each notice must include specific information — exact amounts owed, property address, tenant name, and method of service
Service method matters. How you deliver the notice affects when the notice period starts and whether the notice is legally valid
Free — no CAA membership needed. Copy and use these templates immediately

Why the Right Notice Matters

California’s eviction process begins with a written notice. The court will not hear your unlawful detainer case unless you can prove you served the correct notice with the correct information and waited the correct number of days. A single defect — wrong notice type, wrong amount listed, late fees included when they shouldn’t be — means your case is dismissed. You then have to re-serve and re-wait the entire notice period.

The templates below include all required elements for each notice type under the California Code of Civil Procedure §1161 and Civil Code §1946.1. Each template is designed to be copied, customized with your property details, and served using one of the approved methods described in the How to Serve section.

Critical Warning

Self-help eviction is ALWAYS illegal in California. You cannot change locks, shut off utilities, remove tenant belongings, or physically remove a tenant yourself. Penalties include $100/day minimum, plus actual damages and attorney’s fees. The only lawful path is through the court system.

5 California Eviction Notice Templates

1. Three-Day Notice to Pay Rent or Quit

For nonpayment of rent. The most common eviction notice in California. Per CCP §1161(2).

THREE-DAY NOTICE TO PAY RENT OR QUIT Pursuant to California Code of Civil Procedure Section 1161(2) Date: [DATE OF NOTICE] To: [TENANT NAME(S)] Property Address: [FULL PROPERTY ADDRESS INCLUDING UNIT NUMBER] NOTICE IS HEREBY GIVEN that the rent on the above-described premises occupied by you is now due and unpaid. RENT OWED (Itemized by Month): [MONTH/YEAR]: $[AMOUNT] [MONTH/YEAR]: $[AMOUNT] [MONTH/YEAR]: $[AMOUNT] TOTAL RENT DUE: $[TOTAL AMOUNT] You are hereby required to pay the total rent of $[TOTAL AMOUNT] within THREE (3) days of service of this notice or quit and deliver up possession of the premises. PAYMENT MAY BE MADE: In person at: [ADDRESS WHERE PAYMENT CAN BE MADE] By mail to: [MAILING ADDRESS IF DIFFERENT] Payment methods accepted: [CHECK / MONEY ORDER / CASHIER’S CHECK / ELECTRONIC TRANSFER] [IF ELECTRONIC PAYMENT IS ACCEPTED:] Account/routing information or online payment URL: [DETAILS] IF YOU FAIL to pay the rent in full or vacate the premises within THREE (3) days of service of this notice, legal proceedings will be instituted against you to recover possession of the premises, past-due rent, court costs, and any other amounts allowed by law. Sincerely, ____________________________ [LANDLORD/PROPERTY MANAGER NAME] [PHONE NUMBER] [EMAIL ADDRESS] ____________________________ Date PROOF OF SERVICE I served this notice on [DATE] by [METHOD OF SERVICE] upon [TENANT NAME].

Do NOT include late fees, interest, utilities, or any charges other than base rent. Under CCP §1161, a 3-day notice that includes amounts beyond rent owed is defective and will be grounds for dismissal. Itemize only base rent by month. If you are unsure of the exact amount, round down — overstating the amount by even $1 voids the notice.

2. Three-Day Notice to Cure or Quit (Lease Violation)

For curable lease violations such as unauthorized pets, noise, or unauthorized occupants. Per CCP §1161(3).

THREE-DAY NOTICE TO CURE OR QUIT Pursuant to California Code of Civil Procedure Section 1161(3) Date: [DATE OF NOTICE] To: [TENANT NAME(S)] Property Address: [FULL PROPERTY ADDRESS INCLUDING UNIT NUMBER] NOTICE IS HEREBY GIVEN that you are in violation of your rental agreement dated [LEASE DATE] for the above-described premises. DESCRIPTION OF VIOLATION: [DESCRIBE THE SPECIFIC VIOLATION IN DETAIL. Be factual and precise. Example: “You are keeping a dog (approximately 40 lbs, brown, mixed breed) on the premises in violation of Section [X] of your rental agreement, which prohibits pets without prior written consent of the landlord. No such consent has been given.”] LEASE PROVISION VIOLATED: Section [X] of the rental agreement states: “[QUOTE THE EXACT LEASE LANGUAGE]” CURE REQUIRED: [DESCRIBE EXACTLY WHAT THE TENANT MUST DO TO CURE THE VIOLATION. Example: “Remove the dog from the premises permanently.”] You are hereby required to cure the above-described breach of your rental agreement within THREE (3) days of service of this notice or quit and deliver up possession of the premises. IF YOU FAIL to cure the violation or vacate the premises within THREE (3) days of service of this notice, legal proceedings will be instituted against you to recover possession of the premises, damages, court costs, and any other amounts allowed by law. Sincerely, ____________________________ [LANDLORD/PROPERTY MANAGER NAME] [PHONE NUMBER] [EMAIL ADDRESS] ____________________________ Date PROOF OF SERVICE I served this notice on [DATE] by [METHOD OF SERVICE] upon [TENANT NAME].

The violation must be curable and described with specificity. Vague descriptions like “noise disturbance” or “lease violation” without detail will not hold up in court. State exactly what the violation is, which lease provision it violates, and exactly what the tenant must do to cure it.

3. Three-Day Notice to Quit (Nuisance — No Cure)

For nuisance, waste, illegal activity, or unauthorized subletting. No cure period — tenant must vacate. Per CCP §1161(4).

THREE-DAY NOTICE TO QUIT Pursuant to California Code of Civil Procedure Section 1161(4) Date: [DATE OF NOTICE] To: [TENANT NAME(S)] Property Address: [FULL PROPERTY ADDRESS INCLUDING UNIT NUMBER] NOTICE IS HEREBY GIVEN that you have committed or permitted the following on the above-described premises: [CHECK AND DESCRIBE ALL THAT APPLY:] [ ] NUISANCE: [DESCRIBE THE NUISANCE ACTIVITY IN DETAIL] [ ] WASTE: [DESCRIBE THE DAMAGE OR DESTRUCTION TO THE PROPERTY] [ ] ILLEGAL ACTIVITY: [DESCRIBE THE UNLAWFUL USE OF THE PREMISES] [ ] UNAUTHORIZED SUBLETTING OR ASSIGNMENT: [DESCRIBE THE UNAUTHORIZED OCCUPANCY] This conduct constitutes grounds for termination of your tenancy without an opportunity to cure pursuant to California Code of Civil Procedure Section 1161(4). You are hereby required to quit and deliver up possession of the premises within THREE (3) days of service of this notice. IF YOU FAIL to vacate the premises within THREE (3) days of service of this notice, legal proceedings will be instituted against you to recover possession of the premises, damages, court costs, and any other amounts allowed by law. Sincerely, ____________________________ [LANDLORD/PROPERTY MANAGER NAME] [PHONE NUMBER] [EMAIL ADDRESS] ____________________________ Date PROOF OF SERVICE I served this notice on [DATE] by [METHOD OF SERVICE] upon [TENANT NAME].

No cure period is offered with this notice. This notice is only appropriate for nuisance, waste, illegal activity, or unauthorized subletting/assignment. If the violation is curable (e.g., unauthorized pet, noise complaint), you must use the 3-Day Cure or Quit notice instead. Using the wrong notice type will result in dismissal.

4. Thirty-Day Notice to Terminate Tenancy

For month-to-month tenancies where the tenant has occupied the unit for LESS than one year. Per Civil Code §1946.1.

THIRTY-DAY NOTICE OF TERMINATION OF TENANCY Pursuant to California Civil Code Section 1946.1 Date: [DATE OF NOTICE] To: [TENANT NAME(S)] Property Address: [FULL PROPERTY ADDRESS INCLUDING UNIT NUMBER] NOTICE IS HEREBY GIVEN that your month-to-month tenancy of the above-described premises is terminated, effective thirty (30) days from the date of service of this notice. You are hereby required to quit and deliver up possession of the premises on or before [DATE 30 DAYS FROM SERVICE]. Your tenancy began on [START DATE] and has been in effect for less than one year. [IF PROPERTY IS SUBJECT TO AB 1482, INCLUDE THE FOLLOWING:] REQUIRED AB 1482 DISCLOSURE: This property [IS / IS NOT] subject to the just cause eviction protections of California Civil Code Section 1946.2 (the Tenant Protection Act of 2019). [IF SUBJECT TO AB 1482:] This termination is based on the following just cause: [STATE THE SPECIFIC JUST CAUSE REASON PER CIVIL CODE SECTION 1946.2(b)]. [IF PROPERTY IS EXEMPT FROM AB 1482:] This property is exempt from the just cause eviction requirements of California Civil Code Section 1946.2 because: [STATE THE SPECIFIC EXEMPTION — e.g., “the property is a single-family home owned by a natural person, not a corporation or REIT, and written notice of exemption was provided to the tenant”]. IF YOU FAIL to vacate the premises by the date specified above, legal proceedings will be instituted against you to recover possession of the premises, damages, court costs, and any other amounts allowed by law. Sincerely, ____________________________ [LANDLORD/PROPERTY MANAGER NAME] [PHONE NUMBER] [EMAIL ADDRESS] ____________________________ Date PROOF OF SERVICE I served this notice on [DATE] by [METHOD OF SERVICE] upon [TENANT NAME].

30-day notices can only be used when the tenancy is UNDER one year. If the tenant has occupied the unit for one year or longer, you must use a 60-day notice. Additionally, if the property is covered by AB 1482, you must have just cause — a no-fault 30-day notice without just cause will be dismissed.

5. Sixty-Day Notice to Terminate Tenancy

For tenancies of ONE YEAR or longer. Required for all long-term tenancies. Per Civil Code §1946.1(b). If AB 1482 applies and termination is no-fault, relocation assistance is mandatory.

SIXTY-DAY NOTICE OF TERMINATION OF TENANCY Pursuant to California Civil Code Section 1946.1(b) Date: [DATE OF NOTICE] To: [TENANT NAME(S)] Property Address: [FULL PROPERTY ADDRESS INCLUDING UNIT NUMBER] NOTICE IS HEREBY GIVEN that your tenancy of the above-described premises is terminated, effective sixty (60) days from the date of service of this notice. You are hereby required to quit and deliver up possession of the premises on or before [DATE 60 DAYS FROM SERVICE]. Your tenancy began on [START DATE] and has been in effect for one year or longer. REQUIRED AB 1482 JUST CAUSE DISCLOSURE: This property is subject to the just cause eviction protections of California Civil Code Section 1946.2 (the Tenant Protection Act of 2019). This termination is based on the following just cause: [STATE THE SPECIFIC JUST CAUSE REASON — e.g., “Owner move-in pursuant to Civil Code Section 1946.2(b)(2)(A). The owner intends to occupy the unit as their primary residence.”] [IF THIS IS A NO-FAULT TERMINATION, INCLUDE RELOCATION ASSISTANCE:] RELOCATION ASSISTANCE: Pursuant to Civil Code Section 1946.2(d), you are entitled to relocation assistance in the amount of one month’s rent ($[AMOUNT]). At the landlord’s option, this assistance will be provided as follows: [ ] Direct payment of $[AMOUNT] within 15 calendar days of service of this notice. [ ] Waiver of the final month’s rent prior to the date of termination. [IF SECTION 8 TENANT:] Pursuant to federal and state law, Section 8 tenants are entitled to 90 days’ notice. This 60-day notice does not apply to Section 8 tenancies. IF YOU FAIL to vacate the premises by the date specified above, legal proceedings will be instituted against you to recover possession of the premises, damages, court costs, and any other amounts allowed by law. Sincerely, ____________________________ [LANDLORD/PROPERTY MANAGER NAME] [PHONE NUMBER] [EMAIL ADDRESS] ____________________________ Date PROOF OF SERVICE I served this notice on [DATE] by [METHOD OF SERVICE] upon [TENANT NAME].

No-fault terminations under AB 1482 REQUIRE relocation assistance. You must either pay one month’s rent directly within 15 days of serving the notice OR waive the final month’s rent. Failure to provide relocation assistance voids the termination notice. The tenant may also be entitled to additional relocation benefits under local ordinances (LA, SF, Oakland, etc.).

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Which Notice to Use

Use this table to determine the correct notice type for your situation:

Situation	Notice Type	Days	Cure Allowed?
Tenant hasn’t paid rent	Pay or Quit	3	Yes (pay in full)
Unauthorized pet, noise, extra occupants	Cure or Quit	3	Yes (fix violation)
Nuisance, illegal activity, waste, subletting	Quit (No Cure)	3	No
End month-to-month (under 1 year)	30-Day Notice	30	N/A
End tenancy of 1 year or longer	60-Day Notice	60	N/A
Section 8 tenant (any reason)	90-Day Notice	90	Depends on cause

How to Serve the Notice

California law (CCP §1162) recognizes four methods of serving an eviction notice. The method you use affects the proof of service and, in some cases, adds extra days to the notice period.

1. Personal Service (Best Method)

Hand the notice directly to the tenant. The notice period begins the day AFTER personal service. This is the strongest method because it is the hardest for a tenant to dispute. Have a witness present if possible.

2. Substituted Service + Mail

If the tenant is not available after reasonable attempts, leave the notice with a competent member of the household (someone of suitable age and discretion) at the tenant’s home or workplace, AND mail a copy to the tenant’s address by regular mail. Both steps are required.

3. Post and Mail (Last Resort)

Only if personal service and substituted service have both failed. Affix a copy of the notice to the front door or other conspicuous place on the property, AND mail a copy by regular mail. You must document your prior attempts at personal and substituted service.

4. Certified Mail

Send via certified mail, return receipt requested. The notice period does not begin until the tenant actually receives the mail, which can add 5–10 days. Less common for 3-day notices because the delay defeats the purpose, but useful for 30-day and 60-day notices where you want a proof-of-receipt paper trail.

6 Common Notice Mistakes That Get Cases Dismissed

Including late fees in a 3-day notice. Only base rent owed can be included in a 3-day pay or quit notice. Late fees, utilities, or other charges make the notice defective and void.
Overstating the amount owed. If the actual rent owed is $3,200 and the notice says $3,400 (even by mistake), the entire notice is void. Always verify the exact amount and round down if uncertain.
Vague violation description. “You are in violation of your lease” is insufficient. You must describe the specific violation, cite the specific lease provision, and state exactly what the tenant must do to cure.
Wrong notice type for the situation. Using a no-cure 3-day quit notice for a curable violation (like an unauthorized pet) will get the case dismissed. The violation must be nuisance, waste, illegal activity, or unauthorized subletting to justify a no-cure notice.
Failing to include payment method. A 3-day pay or quit notice must specify where and how the tenant can pay — a physical address at minimum, plus any electronic payment methods you accept.
Wrong notice period for tenancy length. Using a 30-day notice when the tenant has occupied the unit for one year or longer. Tenancies of 12+ months require a 60-day notice under Civil Code §1946.1(b).

Frequently Asked Questions

Do weekends and holidays count in the 3-day notice period?

Yes, but with an important exception. Calendar days count, but if the last day of the notice period falls on a Saturday, Sunday, or court holiday, the notice period is automatically extended to the next business day. The day of service is NOT counted — the 3-day period begins the day after service. For example, if you serve on Monday, the 3 days are Tuesday, Wednesday, Thursday.

What happens if the tenant pays partial rent during the 3-day period?

Accepting partial rent during the 3-day notice period waives the notice. If you accept any amount less than the full amount stated in the notice, you must start the entire process over with a new 3-day notice. To protect yourself, do not accept any payment after serving a 3-day notice unless it is payment in full. If a tenant mails a partial payment, return it immediately with a written note explaining that only full payment will be accepted.

Can I serve an eviction notice by email or text message?

No. California law requires physical service of eviction notices. Email, text message, voicemail, and social media messages are not legally recognized service methods for eviction notices. The only acceptable methods are personal service, substituted service plus mail, post and mail, or certified mail as described in CCP §1162. A notice served only by electronic means will be treated as if it was never served.

Related Resources

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CA Eviction FAQ

20 answers to the most common California eviction questions — process, notices, rights, money, and special situations.

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Just Cause Eviction Guide

At-fault vs. no-fault just cause categories, AB 1482 requirements, and when you need relocation assistance.

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Tenant Not Paying Rent?

Step-by-step guide for California landlords when a tenant stops paying rent — from notice to court to lockout.

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California Landlord Hub

Central resource for all California landlord laws, tools, and compliance guides.

Visit the hub →

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Written by Rachid Abadli

Rachid is the founder and CEO of LeaseBase. He is a licensed California property manager and has managed multifamily properties in the Sacramento region since 2018. He writes about California landlord-tenant law, compliance, and property management operations.

Disclaimer: The information and templates on this page are provided for informational purposes only and do not constitute legal advice. While these templates include language derived from the California Code of Civil Procedure and Civil Code, landlord-tenant law is complex and fact-specific. Local ordinances may impose additional requirements beyond state law. You should consult a qualified California attorney before serving any legal notice. LeaseBase™ is not a law firm and does not provide legal services. Use of these templates is at your own risk.