A Landlord's Guide to Ending a Lease for Cause

When a landlord wants a tenant to move out of a rental, the proper way to do it depends on the type of document governing the tenancy: a lease or a month-to-month rental agreement. Ending a month-to-month rental agreement is fairly straightforward; a lease can be more complicated. This article discusses the differences between ending these types of tenancies, and how the concept of "for cause" affects a landlord's decisions.

Ending a Month-to-Month Rental Agreement

A month-to-month rental agreement is an arrangement under which the tenant is given the right to live in a rental for a month in exchange for rent. These agreements typically renew automatically every month for an indefinite amount of time until either the landlord or the tenant gives the other notice that they are going to end the tenancy.

Although it's possible for a landlord to evict a month-to-month tenant, most landlords find it easier—and less expensive—to simply give the tenant the notice required under state law to end the tenancy (usually 30 days).

"For Cause" Termination: Legal Reasons Landlords Can End a Lease Early

A lease, like a rental agreement, gives the tenant the right to live in the rental in exchange for rent. The main difference between the two, though, is that a lease gives the tenant the right to stay in the unit for an extended, set term—usually a year. The lease might state that it renews automatically, but most of the time the landlord and tenant renegotiate the terms and sign a new lease when the first one expires.

To terminate a lease before it expires, the landlord must have "cause"—a good reason recognized by the law.

Common Legal Reasons for Terminating a Lease Early

Every state has laws outlining when a landlord can terminate a lease "for cause." The most common reason landlords end a lease early—and one that's recognized by every state—is nonpayment of rent.

Other common legal reasons for ending a lease include:

• lease violations (such as having unauthorized pets or occupants)
• property damage
• nuisance complaints from neighbors, and
• drug dealing or illegal activity at the rental.

When a tenant has done one or more of these bad acts, the landlord usually can't just move forward with an eviction—instead, they must first terminate the tenancy by giving the tenant a written notice. The type of notice depends on the reason for the termination and the state's laws.

Types of Termination Notices

State laws allow landlords to end a tenancy early by serving the tenant with one of three types of termination notices, depending on the reason for the termination.

Pay Rent or Quit Notices

In most states, when a tenant hasn't paid the rent, the landlord must give the tenant a notice and opportunity to pay the rent before the landlord can file for eviction. These notices often demand the tenant to pay rent or "quit"—move out—by a certain deadline. The length of time the tenant has to pay the rent varies by state, as does the manner in which the landlord must deliver the notice to the tenant.

If the tenant doesn't pay the rent in full or move out by the deadline in the notice, the landlord can file an eviction lawsuit. Note that your state or local court might call them by a name other than "pay rent or quit," but the idea is pretty much the same.

Cure or Quit Notices

A "cure or quit" notice is given when a tenant has violated a term or condition of the lease or rental agreement, such as:

• keeping a pet in violation of a no-pets rule
• bringing in an unauthorized roommate or subleasing without your permission, or
• interfering with other tenants' peaceful enjoyment of their homes, such as hosting late parties or playing incessant loud music.

Typically, the tenant has a set amount of time (this can vary from 3 to 30 days, depending on the state) in which to correct, or "cure," the violation—for example, by getting rid of the pet or the unauthorized roommate or toning down the late-night noisy parties. A tenant who fails to cure the violation must move or face an eviction lawsuit.

Unconditional Quit Notices

A tenant who has violated the same lease clause two or more times (for example, by paying rent late) within a certain period of time might lose the right to a second chance. Instead, the landlord can give the tenant an unconditional quit notice, which orders the tenant to vacate the premises within a short period of time, such as 5 to 10 days, with no chance to pay the rent or correct the lease or rental agreement violation.

An unconditional quit notice may also be used for lease violations that can't be corrected or cured because the effect of the violation is permanent. For instance, suppose your lease prohibits tenant alterations or improvements without your consent. If, without asking, the tenant removes and discards built-in bookcases, it's too late to save the bookcases, and the landlord can't demand the tenant stop violating the lease.

If a tenant or guest substantially damages the premises or is engaged in illegal activity, such as drug dealing on or near the premises, landlords in most states also have the right to use an unconditional quit notice. The law doesn't require landlords to give tenants accused of serious misbehavior a second chance.

If the tenant fails to leave in the time period specified in the unconditional notice to quit, the landlord can file an eviction lawsuit.

State Termination Notice Requirements

Many states have all three types of notices on the books. But, in some states, such as Michigan and South Dakota, unconditional quit notices are the only notice statutes. (Mich. Comp. Laws § 554.134 (2025); S.D. Codified Laws § 21-16-1 (2025).) In states such as these, landlords don't need to give tenants a second chance to pay the rent or correct the lease violation.

States typically have standards for the content (such as notice period) and look of a termination notice, requiring certain language and specifying size and appearance of type.

Beware of Exceptions for Certain Conditions

These types of notices generally apply in most situations, but both landlords and tenants should check their state and local laws for exceptions. Some laws provide for different rules or notice periods for tenants who fall into certain categories, such as the elderly, servicemembers, and victims of domestic violence.