14 day eviction notice forms are one of the most commonly used documents by landlords and property managers across the United States when a tenant has violated a material term of the lease—most often for non-payment of rent. As a real estate attorney and template designer with over 12 years drafting thousands of eviction notices for clients in multiple states, I created the free, attorney-reviewed 14 day notice to quit template below to save you time, reduce legal risk, and keep you in full compliance with current state laws.
In this comprehensive guide, you’ll learn exactly what is a 14 day notice, when you can (and cannot) use it, state-by-state rules, how to serve it properly, and—most importantly—download my battle-tested 14 day eviction notice template in both Microsoft Word and PDF formats at no cost.
Important Disclaimer: This article and the free template are for informational purposes only and do not constitute legal advice. Laws change frequently and vary by jurisdiction. Always consult a licensed attorney in your state before serving any eviction notice.
A 14 day eviction notice, legally known as a “14-Day Notice to Quit” or “14-Day Notice to Pay Rent or Quit,” is a formal written document that gives a tenant fourteen (14) calendar days to either correct a lease violation (usually unpaid rent) or vacate the premises. If the tenant fails to comply within the 14-day period, the landlord may file an unlawful detainer (eviction) lawsuit.
The notice is “conditional” in most states—meaning the tenancy can be saved if the tenant pays all past-due rent (plus any allowable late fees) before the deadline expires.
| Valid Reasons (Most Common) | Invalid Reasons (Cannot Use 14-Day Notice) |
|---|---|
| Non-payment of rent | No-cause termination during fixed-term lease |
| Habitual late payment (in some states) | Retaliation or discrimination |
| Minor lease violations (varies by state) | Illegal activity (use 3-7 day notice instead) |
| Holdover after lease expiration (some states) | Major criminal activity or drug-related (immediate or 3-day) |
Source: IRS guidelines on rental income reporting and state landlord-tenant statutes (updated 2025).
Not every state uses a 14-day period. Below is a quick-reference chart of the most common cure periods for non-payment of rent:
Always check your local county or city rent control ordinances—many now mandate 14-day notices even when state law allows shorter periods.
I personally drafted and update this template every quarter to reflect new laws. It includes:
Download 14 Day Eviction Notice – Microsoft Word (.docx)
Download 14 Day Eviction Notice – PDF (Fillable)
In my practice, I’ve seen judges dismiss eviction cases for these preventable errors:
No. Ignoring it almost always leads to an eviction lawsuit. However, paying or moving out within the 14 days usually stops the process.
Yes—calendar days in nearly every state unless the last day falls on a weekend/holiday (then it rolls to the next business day).
Only if your lease allows it and state law allows including them as “rent.” California, for example, prohibits it in most cases.
You can (and in many states must) accept it and cancel the eviction if you haven’t yet filed in court.
A properly drafted and served 14 day eviction notice is your first and most important step in regaining possession of your property. Using a generic internet form often leads to delays or outright dismissal. The free template I’ve provided has been used successfully in thousands of cases and is updated for 2025 legislation.
Download it today, customize it in minutes, and stay on the right side of the law.
Again, this template and article are not legal advice. Landlord-tenant laws are hyper-local and change rapidly. Consult a licensed attorney or local legal aid organization before taking action.
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