Notices & termination › 30-day notice

30-day notice

A 30-day notice is the most common tool in US landlord-tenant law for ending a month-to-month tenancy. Either party signs and delivers a written statement that the tenancy will end 30 days later. It is not an eviction — it is a clean end to the lease when no one is in breach — though failure to vacate after the deadline triggers an unlawful-detainer lawsuit.

When 30 days is enough

Month-to-month tenancy in most US states — either side.
End of a fixed-term lease moving into hold-over (in several states).
Tenant terminating a month-to-month in California, Texas, Florida, NY, Illinois.
Landlord terminating a month-to-month for less than 1 year in California.

When you need more

Situation	Required notice
California tenancy of 1+ years	60 days from landlord
Washington DC	90 days from landlord
New Jersey rent control	Good cause + 30+ days
Oregon post-1-year tenancy	90 days with cause

Sample wording

30-DAY NOTICE TO TERMINATE TENANCY
Date: [Date]
To: [Tenant / Landlord name]
Re: [Property address]

You are hereby notified that the month-to-month tenancy at the above premises shall terminate on [date at least 30 days from delivery]. You are required to vacate and deliver possession of the premises on or before that date.

Signed: [Signature]

Delivery rules

Personal service — handed to the other party.
Substituted service — handed to a competent adult at the premises and a copy mailed.
Posting and mailing — only after reasonable attempts at personal service fail.
Certified mail — permitted in most states; adds 3–5 days to the clock.

Just-cause cities

In cities with just-cause eviction ordinances — San Francisco, Oakland, Los Angeles, Seattle, Portland, New York City (rent-stabilized) and all of California statewide under AB 1482 — a landlord cannot use a 30-day notice to end a month-to-month without a statutorily allowed reason (non-payment, nuisance, owner move-in, substantial rehab, etc.) and relocation payment where required.

FAQs

What is a 30-day notice?

A 30-day notice is a written statement ending a month-to-month tenancy 30 days after delivery. Either the landlord or the tenant can give one, and no specific reason is required in most states unless local rent-control or just-cause rules apply.

Does a 30-day notice have to land on a specific day?

In some states yes — it must end on the last day of a rental period (Massachusetts, for example). In California and Texas the termination date can fall any day of the month so long as it is at least 30 days after the notice is served.

Is a 30-day notice the same as an eviction?

No. A 30-day notice simply ends the tenancy; if the tenant moves out on time, no court action is needed. An eviction requires a lawsuit after the tenant refuses to leave — the 30-day notice is only the first step in that process.