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Late Rent Notice (to Pay or Quit)

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Late Rent Notice (to Pay or Quit)

Updated March 05, 2024

A late rent notice, or notice to pay or quit, is sent to a tenant when they have not paid rent on the date mentioned in their lease. If there is a statutory grace period, the landlord will have to wait until after it ends to send the late rent notice.

Delivery

It’s recommended to attach a Certificate of Service and deliver the notice:

  • In-person;
  • Post on the tenant’s door; or
  • Send via certified mail (with return receipt).

By State

 

Table of Contents

How to Send Notice (4 steps)

  1. Write a Notice to Quit
  2. Speak with the Tenant
  3. Send/Deliver the Notice
  4. Wait for Payment

1. Write a Notice to Quit

landlord filling out notice to quit on laptop

Write a notice to quit and include the following information:

  • Date of Notice
  • Tenant(s) Name(s)
  • Property Address
  • Lease Start Date
  • Notice of Non-Payment
    • Past Rent
    • Late Fees
    • Other Fees
    • Payment Instructions
  • Landlord’s Signature

2. Speak with the Tenant

landlord speaking on phone with tenant

Before sending the notice to quit, it is best to contact the tenant to hear why they are late paying rent. If paying by check, maybe it was mailed late or there are other issues.

No matter the reason for late rent, it is always recommended to contact the tenant on a personal level to get their side of the story.

3. Send / Deliver the Notice

landlord typing notice to quit for tenant

Depending on the landlord’s preference, the notice may be delivered in-person or mailed to the tenant. If mailed, the landlord should send by certified mail with a return receipt to have proof the tenant received the notice.

4. Wait for Payment

tenant reviewing notice to quit

After receiving the notice, the tenant will have the state-required notice period to pay the landlord. If the tenant does not pay, they will have the option to vacate the property to avoid eviction.

If the tenant does not pay or vacate the property within the notice period, the landlord will have to seek an eviction from the local housing court.

State Laws

State Rent Grace Period Notice to Pay or Quit Maximum Late Fees 
 Alabama No statute 7 days (§ 35-9A-421) No statute
 Alaska No statute 7 days (§ 34.03.220) No statute
 Arizona No statute 5 days (§ 33-1368(b)) “reasonable” (§ 33-1368(2)(B))
 Arkansas 5 days (§ 18-17-701(b)) 5 days (§ 18-17-701) No statute
 California No statute 3 days (§ 1161(2)) “reasonable” (§ 1671(b))
 Colorado No statute 10 days (§ 13-40-104(1)(d)) No statute
 Connecticut 9 days (§ 47a-15a) 3 days (§ 47a-23(d)) $5 per day (up to $50 max) or 5% of unpaid rent amount. (§ 47a-15a)
 Delaware 5 days (§ 25-5501(d)) 5 days (§ 5502) 5% of the rent (§ 5501(d))
 Florida No statute 3 days (§ 83.56(3)) $20 or 20% of the rent (§ 83.808(3))
 Georgia No statute Immediate (§ 44-7-50) No statute
 Hawaii No statute 5 days (§ 521-68) No statute
 Idaho No statute 3 days (§ 6-303(2)) No statute
 Illinois 5 days (770 ILCS 95/7.10(a)) 5 days (735 ILCS 5/9-209) No statute
 Indiana No statute 10 days (IC 32-31-1-6) No statute
 Iowa No statute 3 days (§ 562A.27(2)) $12 to $20 per day (§ 562A.9(4))
 Kansas No statute *10 days (*§ 58-2507) No statute
 Kentucky No statute 7 days (§ 383.660(2)) No statute
 Louisiana No statute 5 days (§ CCP 4701) No statute
 Maine 15 days (§ 6028) 7 days (§ 6002) 4% of the rent (§ 6028)
 Maryland No statute 5 days (§ 8-401) 5% of the rent (§ 8-208)
 Massachusetts 30 days (§ 15B(1)(c)) 14 days (MGL c.186 § 12) No statute
 Michigan No statute 7 days (§ 554.134(2)) No statute
 Minnesota No Statute 14 days (§ 504B.321) 8% of the rent (§ 504B.177(a))
 Mississippi No Statute 3 days (§ 89-7-27) No statute
 Missouri No Statute Immediate (§ 535.010) No statute
 Montana No statute 3 days (§ 70-24-422) No statute
 Nebraska No statute 7 days (§ 76-1431(2)) No statute
 Nevada No statute 5 days (NRS 40.2512) Written in the lease (§ 118A.200(g))
 New Hampshire No statute 7 days (§ 540:3(II)) No statute
 New Jersey 5 days (§ 2A:42-6.1) *Immediate (*§ 2A:18-61.2) No statute
 New Mexico No statute 3 days (§ 47-8-33) 10% of the rent (§ 47-8-15(D))
 New York No statute 14 days (§ 711(2)) No statute
 North Carolina 5 days (§ 42-46(a)(1)) 10 days (§ 42-3) $15 or 5% of the rent (§ 42-46(a)(1))
 North Dakota No statute 3 days (§ 47-32-01) No statute
 Ohio No statute 3 days (§ 1923.02) No statute
 Oklahoma No statute 5 days (§ 131) No statute
 Oregon 5 days (§ 90.394(2)) 10 or 13 Days (§ 90.394(2) 5% of the rent  (§ 90.260(2)(b))
 Pennsylvania No statute 10 days (§ 250.501(b)) No statute
 Rhode Island 15 days (§ 34-18-35(a)) 5 days (§ 34-18-35) No statute
 South Carolina No statute 5 days (§ 27-40-710(B)) No statute
 South Dakota No statute 3 days (§ 21-16-1-(4)) No statute
 Tennessee 5 days (§ 66-28-201(d)) *14/30 days (*§ 66-28-505) 10% of the rent (§ 66-28-201(d))
 Texas 2 days (§ 92.019(a)(3)) 3 days ( § 24.005) “reasonable” (§ 92.019(a)(2))
 Utah No statute 3 days (§ 78B-6-802) No statute
 Vermont No statute 14 days (§ 4467) No statute
 Virginia 5 days (oral agreements only) (§ 55.1-1204(C)(5)) 5 days (§ 55.1-1245(F)) No statute
 Washington No statute 14 days (SB 5600) No statute
Washington D.C.  5 days (§ 42–3505.31(b)(2)) 30 days (§ 42–3202) 5% of the rent (§ 42–3505.31(a))
West Virginia No statute Immediate (§ 55-3A-1) No statute
 Wisconsin No statute 14 days (§ 704.17(2) No statute
 Wyoming No statute 3 days (§ 1-21-1003) No statute