10-Day Eviction Notice
Notice to Pay, Comply, or Vacate
10-DAY NOTICE TO PAY, COMPLY, OR VACATE
Date of Notice: [Notice Date]
TO THE TENANT(S):
[Tenant Name(s)]
And all other occupants residing at:
[Property Address]
FROM THE LANDLORD / PROPERTY OWNER:
[Landlord Name]
[Landlord Address]
NOTICE OF VIOLATION AND DEMAND TO CURE OR VACATE
PLEASE TAKE NOTICE that you are in default under the terms of your rental agreement for the premises located at [Property Address]. The nature of the violation is as follows:
Reason for Notice: [Violation Reason]
[Violation Description]
AMOUNT DUE AND OWING (if applicable):
Total amount of rent past due: [Amount Owed]
DEMAND FOR COMPLIANCE OR VACATION
YOU ARE HEREBY REQUIRED, within TEN (10) DAYS from the date of service of this notice, to either:
1. PAY the full amount stated above in full; OR cure the lease violation described above in its entirety; AND
2. VACATE and surrender possession of the above-described premises to the landlord.
The deadline for compliance or vacation is: [Vacate By Date]
NOTICE OF LEGAL CONSEQUENCE
If you fail to pay the full amount owed, cure the violation described above, or vacate the premises by [Vacate By Date], the landlord will commence eviction proceedings (unlawful detainer / forcible entry and detainer / summary possession action) against you in the appropriate court. You may be held liable for court costs, attorney's fees, and all damages permitted by applicable state law.
PLEASE TAKE FURTHER NOTICE that if this notice requires payment of rent, payment must be made in full. Partial payment does not satisfy this notice and may be refused without waiver of the landlord's rights.
METHOD OF SERVICE
This notice is being served by: [Service Method]
LANDLORD SIGNATURE
Landlord / Authorized Agent: [Landlord Name]
Address: [Landlord Address]
Date: [Notice Date]
Signature: _______________________________
CERTIFICATE / PROOF OF SERVICE
I, the undersigned, declare under penalty of perjury that on [Notice Date], I served a copy of this 10-Day Eviction Notice on [Tenant Name(s)] at the premises located at [Property Address] by the method indicated above.
Served by: _______________________________
Signature: _______________________________
Date: _______________________________
This notice is issued in accordance with applicable state landlord-tenant law. The landlord expressly reserves all rights and remedies available under law, including the right to pursue eviction proceedings upon the tenant's failure to comply with the terms of this notice.
Landlord / Property Owner
________________
Signature
What Is a 10-Day Eviction Notice?
A 10-Day Eviction Notice in the United States gives formal notice of the sender's position or demand and the action required of the recipient.
Eviction procedures in the United States are almost entirely creatures of state and local statute, and the required notice period varies significantly depending on the type of violation and the jurisdiction. Colorado, for example, requires a 10-day Demand for Compliance or Possession for non-payment of rent under CRS 13-40-104(1)(d). Oregon uses a 10-day notice for certain lease violations under ORS 90.392. New Mexico requires a minimum 3-day notice for non-payment but longer for other violations. Always verify current requirements with your county court or a local attorney, as notice periods are frequently amended by state legislatures.
The 10-Day Eviction Notice serves a dual purpose: it formally notifies the tenant of the specific problem that must be corrected (or that the tenancy is being terminated), and it creates the evidentiary foundation for the subsequent eviction court proceeding. Courts uniformly hold that a landlord cannot commence an eviction action without first having served a valid notice that complies with all statutory requirements — content, format, service method, and timing.
When Do You Need a 10-Day Eviction Notice?
A 10-Day Eviction Notice is needed whenever a landlord in a 10-day notice state wishes to begin eviction proceedings based on a curable lease violation. The most common triggering event is non-payment of rent — when a tenant has failed to pay rent by the due date and any contractual grace period has expired, the landlord serves a 10-Day Notice to Pay or Quit, demanding payment of the exact amount owed within 10 days or vacation of the premises.
Other situations requiring a 10-Day Notice include material lease violations such as: unauthorized pets (where the lease prohibits pets); unauthorized occupants residing at the property without landlord consent; noise or nuisance complaints that violate lease terms; illegal activity on the premises; and failure to maintain the property in a clean and sanitary condition. In these cases, the notice is a 10-Day Notice to Comply or Quit, giving the tenant 10 days to fix the problem.
Certain severe violations — such as intentional property damage, assault, or controlled substance manufacturing — are typically treated as incurable under state law, meaning the tenant must vacate within the notice period regardless of whether they could theoretically cure the conduct. Check your state's distinction between curable and incurable violations.
What to Include in Your 10-Day Eviction Notice
A legally valid 10-Day Eviction Notice must include every element required by the applicable state statute, as courts dismiss eviction cases based on defective notices. Required elements include: the landlord's full legal name and contact information; the tenant's full legal name(s) exactly as they appear on the lease; the complete rental property address including unit number; the specific statutory basis for the notice; for non-payment of rent, the exact dollar amount owed itemized by rental period (e.g., 'March 2025 rent: $1,850; April 2025 rent: $1,850; Total: $3,700'); for lease violations, a specific description of the violation and the lease provision breached; the date the notice is being served; the precise deadline date (10 calendar days from service date, or 10 business days if the statute specifies business days); the landlord's signature; and a certificate or declaration of service documenting the method, date, time, and person who served the notice. Some jurisdictions also require inclusion of tenant rights information or local legal aid contact information.
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Reference this free template in an article, syllabus, or research note:
Forms Legal. (2026). 10-Day Eviction Notice (United States) [Legal document template]. Forms Legal. https://forms-legal.com/usa/real-estate/notices/eviction-notice-10-day
"10-Day Eviction Notice (United States)." Forms Legal, 2026, https://forms-legal.com/usa/real-estate/notices/eviction-notice-10-day.
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author = {{Forms Legal}},
title = {10-Day Eviction Notice (United States)},
year = {2026},
howpublished = {\url{https://forms-legal.com/usa/real-estate/notices/eviction-notice-10-day}},
note = {Free legal document template. Based on Uniform Residential Landlord and Tenant Act}
}Frequently Asked Questions
A 10-day eviction notice is a written notice a landlord gives a tenant providing 10 days before the landlord can take the next step in the eviction process, and it is typically used for curing certain lease violations or, in some states, nonpayment of rent, with the 10-day period set by state law. The required notice period depends on state and local law and on the reason for the notice, so a 10-day period applies in the situations the law specifies. In most states, a landlord must serve a proper notice before filing an eviction lawsuit, and the notice states the reason, the deadline, and what the tenant must do to avoid eviction, such as paying rent, curing a violation, or vacating. Because notice requirements vary widely by jurisdiction and by the grounds for eviction, the 10-day notice must comply with the law where the property is located. Proper notice is a prerequisite to a lawful eviction, so the notice must follow the applicable legal requirements for content, timing, and service to support a later eviction case if the tenant does not comply.
A 10-day eviction notice must be served using the methods allowed by state and local law, because improper service can invalidate the notice and delay or defeat an eviction. Common permitted methods include personal delivery to the tenant, substituted service by leaving the notice with a suitable person at the residence and mailing a copy, or posting it on the premises and mailing a copy when personal service is not possible, though the acceptable methods and any required mailing vary by jurisdiction. The notice period generally begins the day after service, and how weekends and holidays are counted depends on the law. The landlord should keep proof of service, such as a declaration showing how and when the notice was delivered, since courts often require this evidence. Because eviction is a legal process with strict procedural requirements, serving the 10-day notice correctly is essential, and a service defect is a frequent reason eviction cases are dismissed. Landlords should follow their state's service rules precisely when delivering the notice.
During the 10-day period of a 10-day eviction notice, a tenant generally has the opportunity to take the action the notice requires, which for a cure notice means correcting the lease violation and for a pay notice means paying the overdue rent, in order to avoid eviction. If the tenant cures the violation or pays the amount owed within the ten days, the tenancy typically continues and the landlord cannot proceed with eviction on that basis, though the rules vary by state. A tenant who disputes the notice, such as believing the violation did not occur or the rent is not owed, may raise defenses if the landlord later files an eviction lawsuit. The ten-day window gives the tenant somewhat more time than shorter notices to resolve the issue, but the tenant should act promptly and keep records of any payment or correction made. Because the notice is a step toward a court eviction, a tenant who cannot resolve the issue within the period should be prepared to respond to a court filing and consider seeking legal help.
If a tenant does not comply with a 10-day eviction notice by the deadline, the landlord may file an eviction lawsuit, often called an unlawful detainer or summary possession action, to obtain a court order to remove the tenant. The landlord cannot lawfully remove the tenant or their belongings without a court order; self-help measures such as changing the locks, shutting off utilities, or removing property are illegal in nearly every state and expose the landlord to liability. After filing, the tenant is served with the lawsuit and may respond and raise defenses, and the court holds a hearing before entering any judgment. If the landlord prevails, a court officer such as a sheriff carries out the removal. Because eviction must go through the courts, the 10-day notice is only the first step, and the landlord must follow the legal process. A tenant who receives a court filing should respond by the deadline to assert any defenses, since failing to respond can result in a default judgment.
A landlord cannot evict a tenant immediately or physically remove them simply because a 10-day eviction notice has expired; the landlord must obtain a court order through the eviction lawsuit process first. When the notice period ends without the tenant complying, the landlord's next step is to file an eviction case in court, not to take possession directly. The court then provides the tenant notice of the lawsuit and an opportunity to respond and contest the eviction at a hearing. Only after the court rules in the landlord's favor and issues a judgment for possession can a court officer, such as a sheriff or marshal, carry out the actual removal, and the tenant is typically given a short period to leave before that occurs. Attempting to force the tenant out without this process through self-help measures is illegal and can subject the landlord to damages. Because the law requires a court-supervised process, the expiration of the 10-day notice begins the court phase rather than authorizing immediate removal of the tenant.
This template is provided for informational purposes only and does not constitute legal advice. Laws vary by jurisdiction and change over time. Consult a qualified attorney for advice specific to your situation.Full disclaimer
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