State Laws on Termination for Violation of Lease

Learn the time limits required before a landlord may evict a tenant for violating a lease.

States have very specific rules for procedures landlords must follow if they want to terminate a tenancy. State laws typically vary depending on whether the reason for termination is the tenant's nonpayment of rent or violation of a lease clause. This chart covers the latter (termination for tenant violation of a lease clause). Many states give tenants a specified amount of time to cure or cease a lease or rental agreement violation or to move out before the landlord can file for eviction. This chart lists the time period for each state (this may be as little as three days to as many as 30 days, depending on the state). The chart also includes the legal citation for additional details (you can read the actual law on the website maintained by the Cornell Legal Information Institute). In some states, if the tenant has not ceased or cured the violation at the end of the specified time period, the tenant gets additional time to move before the landlord can file an eviction lawsuit; in others, the tenant must move as soon as the cure period expires. And some states allow the landlord to terminate with an Unconditional Quit notice, without giving the tenant a chance to cure or cease the violation. The following rules may be tempered in domestic violence situations, depending on state law.

State Laws on Termination for Violation of Lease
State	Statute	Time Tenant Has to Cure the Violation or Move Before Landlord Can File for Eviction
Alabama	Ala. Code § 35-9A-421	14 calendar days
Alaska	Alaska Stat. §§ 09.45.090, 34.03.220	10 days for violators of agreement materially affecting health and safety; 3 days to cure for failing to pay utility bills, resulting in shut-off, additional 2 to vacate.
Arizona	Ariz. Rev. Stat. § 33-1368	5 days for violations materially affecting health and safety; 10 days for other violations of the lease terms.
Arkansas	Ark. Stat. §§ 18-17-701, 18-17-702	Tenant has 14 days to cure a remediable violation. If violation materially affects tenant's health and safety, tenant must remedy as promptly as conditions require in case of emergency (or within 14 days after written notice by the landlord if it is not an emergency); failure entitles landlord to terminate the tenancy.
California	Cal. Civ. Proc. Code § 1161(3)	3 days
Colorado	Colo. Rev. Stat. § 13-40-104(1)(d.5),(e)	3 days (no cure for certain substantial violations).
Connecticut	Conn. Gen. Stat. Ann. § 47a-15	15 days; no right to cure for nonpayment of rent or serious nuisance.
Delaware	Del. Code Ann. tit. 25, § 5513(a)	7 days
District of Columbia	D.C. Code § 42-3505.01	30 days
Florida	Fla. Stat. Ann. § 83.56(2)	7 days (no cure for certain substantial violations).
Georgia	No statute	Landlord can terminate with an Unconditional Quit notice.
Hawaii	Haw. Rev. Stat. §§ 521-72, 666-3	10 days notice to cure: if it has not ceased, must wait another 20 to file for eviction; 24 hours to cease a nuisance: if it has not ceased in 24 hours, 5 days to cure before filing for eviction.
Idaho	Idaho Code § 6-303	3 days
Illinois	735 Ill. Comp. Stat. 5/9-210	10 days
Indiana	No statute	Landlord can terminate with an Unconditional Quit notice.
Iowa	Iowa Code § 562A.27(1)	7 days
Kansas	Kan. Stat. Ann. § 58-2564(a)	14 days to cure and an additional 16 to vacate.
Kentucky	Ky. Rev. Stat. Ann. § 383.660(1)	15 days
Louisiana	La. Civ. Proc. art. 4701	5 days
Maine	Me. Rev. Stat. Ann. tit. 14 § 6002	7 days
Maryland	Md. Real Prop. Code Ann. § 8-402.1	30 days unless breach poses clear and imminent danger, then 14 days (no cure).
Massachusetts	No statute	Landlord can terminate with an Unconditional Quit notice.
Michigan	Mich. Comp. Laws § 600.5714	For causing serious, continuous health hazards or damage to the premises: 7 days after receiving notice to restore or repair or quit (domestic violence victims excepted).
Minnesota	Minn. Stat. Ann. § 504B.285 (Subd.4)	Landlord can immediately file for eviction.
Mississippi	Miss. Code Ann. § 89-8-13	30 days
Missouri	No statute	Landlord can terminate with an Unconditional Quit notice.
Montana	Mont. Code Ann. § 70-24-422	14 days; 3 days if unauthorized pet or person on premises.
Nebraska	Neb. Rev. Stat. § 76-1431	14 days to cure, 16 additional days to vacate.
Nevada	Nev. Rev. Stat. Ann. § 40.2516	5 days to cure
New Hampshire	N.H. Rev. Stat. Ann. § 540:3	30 days
New Jersey	N.J. Stat. Ann. §§ 2A:18-53(c), 2A:18-61.1(e)(1)	3 days; lease must specify which violations will result in eviction. (Some courts have ruled that the tenant be given an opportunity to cure the violation or condition any time up to the entry of judgment in favor of the landlord.)
New Mexico	N.M. Stat. Ann. § 47-8-33(A)	7 days
New York	N.Y. Real Prop. Acts Law §§ 711, 753(4)[NYC]	Regulated units: 10 days or as set by applicable rent regulation. Nonregulated units: No statute. Lease sets applicable cure and/or termination notice periods.
North Carolina	No statute	Landlord can terminate with an Unconditional Quit notice if lease specifies termination for violation.
North Dakota	No statute
Ohio	Ohio Rev. Code §§ 1923.02(A)(9) and 1923.04	3 days
Oklahoma	Okla. Stat. Ann. tit. 41, § 132(A), (B)	10 days to cure, additional 5 days to vacate.
Oregon	Or. Rev. Stat. §§ 90.392, 90.405	14 days to cure, additional 16 days to vacate; 10 days to remove an illegal pet.
Pennsylvania	No statute	Landlord can terminate with an Unconditional Quit notice.
Rhode Island	R.I. Gen. Laws § 34-18-36	20 days for material noncompliance.
South Carolina	S.C. Code Ann. § 27-40-710(A)	14 days
South Dakota	S.D. Codified Laws Ann. §§ 21-16-1(7), 21-16-2	Landlord must give tenant 3 days' notice to quit (no opportunity to cure) before filing for eviction, in specified situations. Other situations require no notice.
Tennessee	Tenn. Code Ann. § 66-28-505(d)	14 days
Texas	Tex. Prop. Code § 24.005	3 days
Utah	Utah Code Ann. § 78B-6-802	3 days
Vermont	Vt. Stat. Ann. tit.9 § 4467(b)(1)	30 days
Virginia	Va. Code. Ann. § 55-248.31	21 days to cure, additional 9 to quit. If tenant does not cure and does not move within the time allotted, for each day that the tenant remains, tenant will owe rent of up 150% of the per diem of the monthly rent, but only if the rental agreement includes a clause specifying this result.
Washington	Wash. Rev. Code Ann. § 59.12.030(4)	10 days
West Virginia	W.Va. Code § 55-3A-1	Landlord can immediately file for eviction; no notice is required.
Wisconsin	Wis. Stat. Ann. § 704.17	5 days, no opportunity to cure for public housing tenants who have committed drug-related violations.
Wyoming	Wyo. Stat. §§1-21-1002, 1-21-1003	3 days

Updated: November 2017

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