Landlord notice rules by state
Notice periods and delivery methods are set by each state, and some cities add their own rules. These pages cover the states landlords ask about most, quoting the statute and linking the official text.
Do New York landlords have to send late rent notices by certified mail?
Yes. Under New York Real Property Law 235-e(d), if a landlord (or an agent authorized to receive rent) does not receive rent within five days of the due date in the lease, the landlord must send the tenant, by certified mail, a written notice stating that the rent was not received. If the landlord doesn't, the tenant can raise it as an affirmative defense in a nonpayment eviction.
How do I serve a 14-day rent demand in New York?
Make a written demand for the rent giving at least 14 days' notice, and serve it under RPAPL 735: personal delivery, or substituted or conspicuous-place service followed by mailing. The demand must also say whether the unit is covered by New York's good cause eviction law.
How do Florida landlords deliver a 3-day notice to pay rent?
Florida's 3-day notice demands the rent or possession within 3 days, excluding Saturday, Sunday and legal holidays, and under s. 83.56(4) it can be delivered by mailing, by delivering a true copy, by e-mail under s. 83.505, or by leaving a copy at the residence if the tenant is absent. If you mail it, allow extra time before filing, because some Florida courts add days for mailed notices.
How do I serve a California 3-day notice to pay rent or quit?
Give the tenant 3 days, not counting Saturdays, Sundays or court holidays, to pay the rent (rent only, no late fees or utilities), and serve the notice by hand delivery, by leaving it with an adult at the tenant's home or work and mailing a copy, or by posting it on the home and mailing a copy. Mailing alone is not valid service.
When is an Arizona landlord notice sent by certified mail considered received?
Under A.R.S. 33-1313, a notice sent by registered or certified mail is deemed received on the date the tenant actually receives it or five days after it was mailed, whichever comes first. The tenant's notice period (5 days for nonpayment, 10 days for most lease violations) then runs from that receipt date.
How do Washington landlords serve a 14-day pay or vacate notice by mail?
Serve the 14-day pay or vacate notice in person, or by leaving it with a person of suitable age at the residence and mailing a copy, or by posting it on the premises and mailing a copy. When service is made by mail, RCW 59.12.040 allows five additional days before you can start an action based on the notice.
How many days is a Virginia nonpayment notice, and how is it served?
Virginia gives the tenant 14 days after written notice to pay before the landlord may terminate for nonpayment (Va. Code 55.1-1245(F)), not 5 days as older guides say. Notice is served at the tenant's last known place of residence, which may be the unit, and may be sent electronically only if the rental agreement provides for it (55.1-1202).
Can an Illinois landlord send a 5-day notice by certified mail?
Yes. Illinois's 5-day landlord's demand for rent (735 ILCS 5/9-209) can be served by delivering it to the tenant, by leaving it with a person 13 or older at the premises, or by sending it by certified or registered mail with a returned receipt from the addressee (9-211).
Where do I find landlord notice rules for Pennsylvania, North Carolina, Nevada, Tennessee, Texas and Wisconsin?
Each state sets notice periods and delivery methods in its landlord-tenant statute: Pennsylvania's Landlord and Tenant Act of 1951, North Carolina General Statutes Chapter 42, Nevada Revised Statutes Chapters 40 and 118A, the Tennessee Code's landlord-tenant chapter (Title 66), the Texas Property Code (Chapters 24 and 92), and Wisconsin Statutes Chapter 704. Read the current official text before you serve, then mail with proof where mail is allowed.
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