Eviction Notices in California

“Unlawful detainer is a unique body of law… its statutory procedure must be strictly followed.”

Before you can file an eviction lawsuit in California, you must first serve the tenant with a written notice that strictly complies with state law. The type of notice required, what it must say, how the timeline is calculated, and how it must be served all depend on the specific circumstances of your tenancy. Getting any of these details wrong can result in a dismissed case — and starting the whole process over.

That’s why proper notice preparation matters. My office prepares and reviews eviction notices for landlords throughout Northern California. Having your notice prepared on law firm letterhead also sends a clear message to the tenant — and often prompts compliance before a court filing is ever necessary.

Common Types of Eviction Notices

3-Day Notice to Pay Rent or Quit

The most frequently used eviction notice. When a tenant has failed to pay rent, this notice gives them three calendar days (excluding weekends and court holidays) to pay the full amount owed or vacate. If they do neither, you may file an unlawful detainer action on the fourth day. This notice must include specific information and be calculated correctly to be valid.

3-Day Notice to Perform Covenants or Quit

Used when a tenant has violated a non-monetary term of the lease — such as keeping unauthorized pets, subletting without consent, exceeding occupancy limits, or engaging in prohibited activities. The tenant has three days to cure the violation or vacate. Not all violations are curable, so the appropriate notice type depends on the nature of the breach.

3-Day Notice to Quit (Unconditional)

Used when a tenant’s conduct is so serious that no opportunity to cure is warranted — such as nuisance causing significant harm, waste, illegal activity, or certain criminal conduct. The tenant has three days to vacate with no option to cure.

30-Day or 60-Day Notice to Terminate Tenancy

Used to end a month-to-month tenancy when no specific breach or fault is required. A 30-day notice applies if the tenant has lived in the property for less than one year; a 60-day notice applies if they have lived there for one year or more. Local rent control ordinances may impose additional requirements, including just-cause termination rules. Always confirm whether local rules apply before serving this type of notice.

Complete List of Notices Prepared by My Office

Residential

  • 30-Day Notice of Termination of Tenancy (Cal. Civ. Code § 1946)
  • 30-Day Notice of Termination of Tenancy at Will (Cal. Civ. Code § 789)
  • 60-Day Notice of Termination of Tenancy (Cal. Civ. Code § 1946.1)
  • 3-Day Notice to Pay Rent or Quit (Code Civ. Proc. § 1161(2))
  • 3-Day Notice to Perform Covenants or Quit (Code Civ. Proc. § 1161(3))
  • 3-Day Notice to Quit for Nuisance (Code Civ. Proc. § 1161(4))
  • 3-Day Notice to Quit for Waste (Code Civ. Proc. § 1161(4))
  • 3-Day Notice to Quit for Illegal Subletting (Code Civ. Proc. § 1161(4))
  • 5-Day Notice to Quit for Forcible Entry or Forcible Detainer (Code Civ. Proc. §§ 1159, 1160)
  • Notice of Non-Renewal of Lease

Residential — Subsidized Housing (Section 8, LIHTC, USDA Rural Rental Housing)

  • 3-Day Notice to Quit for Nuisance Constituting Good Cause (LIHTC)
  • 3-Day Notice to Quit for Material Failure / Drug-Related or Criminal Activity Constituting Good Cause (Section 8)
  • 30-Day Notice to Quit for Other Good Cause (Section 8)
  • 90-Day Notice of Termination of Section 8 Tenancy

Commercial

  • 3-Day Notice to Pay Estimated Rent or Quit (Code Civ. Proc. § 1161.1)
  • 30-Day Notice to Perform Covenants or Quit
  • 30-Day Notice of Termination of Month-to-Month Tenancy (Cal. Civ. Code § 1946)
  • Notice of Abandonment of Commercial Real Property
  • Notice of Right to Reclaim Abandoned Personal Property
  • Notice of Option to Extend Term of Lease

Mobile Home Park

  • 3-Day Notice to Pay Rent or Quit / 60-Day Notice to Vacate (Cal. Civ. Code § 798.57)
  • 7-Day Notice to Comply with Park Rules or Quit / 60-Day Notice of Termination (Cal. Civ. Code § 798.57)
  • 60-Day Notice for Substantial Annoyance (Cal. Civ. Code § 798.57)
  • Annual Notice to Mobile Home Owners (Cal. Civ. Code § 798.15(i))
  • Notice of Abandoned Mobile Home
  • Disclosure of Park Amenities

Post-Foreclosure

  • Notice to Renters — Cover Sheet (Code Civ. Proc. § 1161c)
  • Notice to Quit After Foreclosure (Code Civ. Proc. §§ 1161a–b)
  • Notice of Change in Ownership (Cal. Civ. Code § 1962)

Miscellaneous

  • Notice of Change in Terms of Tenancy (Cal. Civ. Code § 827)
  • 24-Hour Notice to Enter Dwelling Unit (Cal. Civ. Code § 1954)
  • Notice to Enter for Inspection at Termination of Tenancy (Code Civ. Proc. § 1950.5)
  • Notice of Belief of Abandonment of Residential Real Property (Cal. Civ. Code § 1951.3)
  • Notice of Right to Reclaim Abandoned Property (Cal. Civ. Code § 1983)

Not sure which notice applies to your situation? Call my office at (916) 366-3692. We’ll identify the right notice, prepare it correctly, and make sure it’s served in a way that will hold up in court.