Lease Termination Letter (30-Day Notice to Vacate)

Use our lease termination letter to end a month-to-month lease.

lease termination

Updated August 30, 2024
Written by Sara Hostelley | Reviewed by Susan Chai, Esq.

A lease termination letter lets a landlord or tenant end a month-to-month lease in compliance with their state’s laws. Either party can send this notice in the middle of a tenancy at will, and the tenant will have a certain period to vacate the property.

Ending a Lease Early

A tenant can request early termination by writing an early lease termination letter, but the landlord doesn’t have to fulfill their request. A landlord may issue an eviction notice if they want to end a lease early for a violation on the tenant’s part.

Lease Termination Letter – By State

Lease Termination Letter - By State
What Is a Lease Termination Letter?
State Rules on Required Notice to Terminate Month-to-Month Leases
Handling Security Deposits at the End of the Lease
How to Write (Fill Out) a Lease Termination Letter
Lease Termination Letter Sample
Frequently Asked Questions

What Is a Lease Termination Letter?

A lease termination letter lets you end a month-to-month lease as a landlord or tenant. Even if your lease does not explicitly require written notice, using a lease termination letter can protect you in the event of a later dispute. A landlord or tenant will often present this document to the other party to ensure there’s no confusion about when the property will be vacant.

If a dispute arises with your attempt to terminate a lease, the court may not side with you if you didn’t use a termination letter. The law may not favor tenants who move out with notice or landlords who end a lease without proper notice. The standard notice period is 30 days, but it depends on whether you’re the landlord or the tenant and the state in which you live.

Lease Termination vs. Eviction: Key Differences

Explore some of the key differences between lease termination and eviction:

Initiating Party: Either party can initiate a lease termination while a landlord initiates an eviction.
Voluntariness: Lease termination is a voluntary choice. During eviction, a landlord can demand the tenant to move out depending on the violation. In some cases, they may give them the opportunity to rectify the situation.
Reasons: Reasons like mutual agreement or a change in circumstances may lead to lease termination. However, paying rent late or breaking a noise ordinance may lead to eviction.
Outcome: Lease termination results in a mutual understanding between the parties and a voluntary departure by the tenant. Eviction can result in financial penalties for the tenant and potential challenges for them renting in the future.

State Rules on Required Notice to Terminate Month-to-Month Leases

Each state has different guidelines on the notice a landlord or tenant has to give before terminating a month-to-month lease:

State	Tenants' Required Notice	Landlords' Required Notice	Laws
Alabama	30 days	30 days	AL Code § 35-9A-441
Alaska	30 days	30 days	AK Stat. § 34.03.290
Arizona	30 days	30 days	AZ Rev. Stat. § 33-1375
Arkansas	30 days	30 days	AR Code § 18-17-704
California	30 days	30 days	CA Civ. Code § 1946
Colorado	91 days for a tenancy of one year or longer 28 days for a tenancy of six months or longer but less than one year 21 days for a tenancy of one month or longer but less than six months 3 days for a tenancy between one week and one month 1 day for a tenancy less than one week	91 days for a tenancy of one year or longer 28 days for a tenancy of six months or longer but less than one year 21 days for a tenancy of one month or longer but less than six months 3 days for a tenancy between one week and one month 1 day for a tenancy less than one week	CO Rev. Stat. § 13-40-107
Connecticut	No provision	3 days	CT Gen. Stat. § 47a-23
Delaware	60 days	60 days	DE Code tit. 25 § 5106
District of Columbia	30-120 days depending on the reason for termination	30-120 days depending on the reason for termination	DC Code § 42-3505.54
Florida	30 days	30 days	FL Stat. § 83.57
Georgia	30 days	60 days	GA Code § 44-7-7
Hawaii	28 days	45 days	HI Rev. Stat. § 521-71
Idaho	1 month	1 month	ID Stat. § 55-208
Illinois	30 days	30 days	735 ILCS 5/9-207
Indiana	30 days	30 days	IN Code § 32-31-1-1
Iowa	30 days	30 days	IA Code § 562A.34
Kansas	30 days	30 days	KS Stat. § 58-2570
Kentucky	30 days	30 days	KY Rev. Stat. § 383.695
Louisiana	10 days	10 days	LA Civ. Code Art. 2728
Maine	30 days	30 days	ME Stat. Tit. 14 § 6002
Maryland	30 days	60 days	MD Code, Real. Prop. § 8-402
Massachusetts	Longer of 30 days or interval between days of payment.	Longer of 30 days or interval between days of payment.	MA Gen. Laws ch. 186 § 12
Michigan	1 month	1 month	MI Comp. Laws § 554.134
Minnesota	Lesser of 3 months or the interval between the time rent is due.	Lesser of 3 months or the interval between the time rent is due.	MN Stat. § 504B.135
Mississippi	30 days	30 days	MS Code § 89-8-19
Missouri	1 month	1 month		Montana	30 days	30 days	MT Code § 70-24-441
Nebraska	30 days	30 days	NE Rev. Stat. § 76-1437
Nevada	30 days	30 days	NRS § 40.251
New Hampshire	30 days	30 days	NH Rev. Stat. § 540:3
New Jersey	1 month	1 month	NJ Stat. § 2A:18-56
New Mexico	30 days	30 days	NM Stat. § 47-8-37
New York	1 month	30 days	NY Real Prop. Law § 232-B and NY Real Prop. Law § 226-C
North Carolina	7 days	7 days	NC Gen. Stat. § 42-14
North Dakota	1 calendar month	1 calendar month	ND Cent. Code § 47-16-15
Ohio	30 days	30 days	OH Rev. Code § 5321.17
Oklahoma	30 days	30 days	OK Stat. tit. 41 § 111
Oregon	30 days	30 days	ORS § 90.427
Pennsylvania	No provision	15 days	68 PA Stat. § 250.501
Rhode Island	30 days	30 days	RI Gen. Laws § 34-18-37
South Carolina	30 days	30 days	SC Code § 27-40-770
South Dakota	15 days	30 days	SD Codified Laws § 43-32-13
Tennessee	30 days	30 days	TN Code § 66-28-512
Texas	1 month	1 month	TX Prop § 91.001
Utah	No provision	15 days	UT Code § 78B-6-802
Vermont	One rental payment period	30 days	9 V.S.A. § 4456 and 9 V.S.A. § 4467
Virginia	30 days	30 days	VA Code § 55.1-1253
Washington	20 days	60 days	WA Rev. Code § 59.18.200 and WA Rev. Code § 59.18.650
West Virginia	1 month	1 month	WV Code § 37-6-5
Wisconsin	28 days	28 days	WI Stat. § 704.19
Wyoming	No provision	No provision	n/a
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Handling Security Deposits at the End of the Lease

Here are some considerations for handling security deposits at the end of the lease:

Tenant Responsibilities Before Termination: The tenant must leave the unit in suitable condition, which involves cleaning it and making any minor repairs they’re responsible for according to the lease. They must also prepare to adhere to the landlord’s instructions for moving out.
Landlord Responsibilities After Termination: The landlord should return the security deposit in full if the tenant adheres to all the lease terms and moves out according to the landlord’s instructions. They should return the deposit within the timeframe specified by state laws, which is usually 14 to 30 days.
Common Deductions from Security Deposits: The landlord may deduct part of the owed amount if the tenant has unpaid rent or utility bills. Other common deductions include the following:
- Damage Repairs: Any damage exceeding normal wear and tear caused by the tenant is a deductible expense.
- Cleaning Costs: If the tenant fails to thoroughly clean the unit, the landlord may deduct the cost of cleaning fees from the security deposit.
- Unreturned Keys: If the tenant fails to return their keys, the landlord may deduct reasonable costs.
Tenant Remedies and Duties

A landlord usually has 14 to 30 days to return a security deposit. The requirements vary by state, and there may be extended periods if the landlord has to adjust the amount for a partial refund.

If a landlord fails to pay a security deposit back, a tenant can submit a demand letter along with proof of their entitlement to the return. If the landlord refuses to comply, the tenant may have to take them to small claims court.

The tenant should provide a valid forwarding address so the landlord can send the refund properly. Without this address, the landlord may be unable to deliver the returned deposit within the appropriate period.

How to Write (Fill Out) a Lease Termination Letter

The lease notice terminating must be as clear and exact as possible. It is also essential to look at your local landlord-tenant laws to ensure the lease termination adheres to them. Depending on your lease agreement, a lease termination process may vary in complexity and steps.

Parties who want to deliver a simple document can follow these steps to write a lease termination letter:

Step 1 – Check Your Lease Agreement’s Terms

Before starting your lease termination, look at the type of rental agreement you have and the information included. You will find the landlord’s and tenant’s obligations and rights in your lease agreement.

Your month-to-month lease agreement should include the required minimum notice to terminate. If it doesn’t, use your state’s laws.

Step 2 – Name the Parties Involved

Whether you’re the landlord or the tenant, write the names of the parties involved. Record your name and address at the top and address the recipient.

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Step 3 – Reference the Original Rental Agreement

In this form section, write when the landlord and tenant signed the original lease/rental agreement and when the lease will terminate. Ensure to include the property’s address.

Step 4 – Fill in the Vacate Date

Write in the date when the tenant should vacate the premises. This date can be either (1) before the expiration of the lease term or (2) at the end of the lease term.

IMPORTANT

For month-to-month lease agreements, the process is simpler, but the landlord must provide a fair warning. This fair notice is 30 days in many states, but some have other requirements. Usually, a landlord can send a termination midterm, as can the tenant.

Step 5 – Provide a Reason for Termination

Legal issues can arise through wrongful termination, so it is best to include a reason in your notice to document your decision.

Step 6 – Include a Forwarding Address

Write where to forward mail, future notices, or the security deposit.

Step 7 – Proof of Service (Optional)

You will need a signed Affidavit of Service if you are not the person serving the termination letter.

The person serving the notice hands the signed letter to the intended recipient, the landlord or the tenant. This affidavit indicates that the party received the notice on a specific date.

Lease Termination Letter Sample

Download a lease termination letter template as a PDF or Word file to start writing your own.

To Tenant from Landlord

Use this template to end a lease agreement with your tenant.

To Landlord from Tenant

Use this template to end a lease agreement with your landlord.