California 3-Day Notice to Pay Rent or Quit — Template

INFORMATIONAL ONLY — NOT LEGAL ADVICE. This template is for general reference and does not constitute legal advice. California landlord-tenant law is technical; an incorrectly drafted or improperly served notice can invalidate an eviction case entirely. Have any notice reviewed by a licensed California attorney before serving it. In California, a landlord must serve a written 3-day notice to pay rent or quit before filing an unlawful detainer (eviction) lawsuit for non-payment of rent. The statutory basis is California Code of Civil Procedure §1161(2). The notice must state the exact rent amount due and demand payment or possession within three days of service. These templates are a starting point only.

Original Message

Hey [tenant name], you have not paid this month's rent and you need to pay or leave. This is your notice.

Professional Version

NOTICE TO PAY RENT OR QUIT

Date: [DATE]

To: [TENANT FULL NAME(S)]
Premises: [FULL PROPERTY ADDRESS], [CITY], California [ZIP CODE]

You are hereby notified that the rent for the above-described premises, in the amount of $[MONTHLY RENT AMOUNT], which became due on [RENT DUE DATE], is now due and unpaid.

You are required, within THREE (3) DAYS from the date of service of this notice, to either:
1. Pay the total unpaid rent of $[TOTAL AMOUNT DUE] in full; or
2. Deliver up possession of the above-described premises.

If you fail to pay the required amount or vacate within the time stated, the landlord will institute legal proceedings against you to recover possession of the premises, all rent due and unpaid, and damages as permitted by law.

[LANDLORD / AUTHORIZED AGENT NAME]
[ADDRESS]
[PHONE]
[EMAIL]

— INFORMATIONAL TEMPLATE. NOT LEGAL ADVICE. California unlawful detainer procedure is technical. Consult a licensed California attorney before serving any notice.

Polite Version

THREE-DAY NOTICE TO PAY RENT OR QUIT

Date: [DATE]

To: [TENANT FULL NAME(S)]
Premises: [FULL PROPERTY ADDRESS], [CITY], California [ZIP CODE]

This notice is to inform you that rent in the amount of $[MONTHLY RENT AMOUNT], due on [RENT DUE DATE], remains unpaid as of today.

Under California law, you have three (3) days from the date you receive this notice to pay the full amount owed ($[TOTAL AMOUNT DUE]) or to vacate the premises.

We would prefer to resolve this matter without further action. If you have already sent payment or if there is a misunderstanding, please contact us immediately.

If we do not receive payment or possession of the premises within three (3) days, we will have no choice but to pursue legal remedies available under California law.

Sincerely,
[LANDLORD / AUTHORIZED AGENT NAME]
[ADDRESS]
[PHONE]
[EMAIL]

— INFORMATIONAL TEMPLATE. NOT LEGAL ADVICE.

Firm Version

NOTICE TO PAY RENT OR QUIT

Date: [DATE]

TO: [TENANT FULL NAME(S)]
PREMISES: [FULL PROPERTY ADDRESS], [CITY], California [ZIP CODE]

NOTICE IS HEREBY GIVEN that the rent of $[MONTHLY RENT AMOUNT] for the above premises, for the rental period of [PERIOD], is now past due and unpaid. Total amount due: $[TOTAL AMOUNT DUE].

YOU ARE REQUIRED to pay the full amount due within THREE (3) DAYS of service of this notice, or to quit and surrender possession of the premises to the undersigned.

FAILURE TO COMPLY will result in the commencement of unlawful detainer proceedings to recover possession, all rent owed, and costs as permitted under California law.

[LANDLORD / AUTHORIZED AGENT NAME]
[ADDRESS]
[PHONE]
[EMAIL]

— INFORMATIONAL TEMPLATE. NOT LEGAL ADVICE. Consult a licensed California attorney.

When to Use This Template

  • When a California tenant has failed to pay rent and you intend to begin the unlawful detainer process
  • BEFORE filing an unlawful detainer action — serving this notice is a mandatory prerequisite under California law
  • Only after consulting a California-licensed attorney or experienced property manager familiar with local law
  • ⚠️ REQUIRES LEGAL REVIEW: Weekend and holiday counting — whether the 3-day period excludes weekends and judicial holidays under CCP §12a should be confirmed with an attorney before you calculate the deadline
  • ⚠️ REQUIRES LEGAL REVIEW: Local ordinances — Los Angeles, San Francisco, Oakland, Berkeley, Santa Monica, San Jose, and many other California cities impose just-cause requirements and stricter notice rules; a statewide template may be insufficient
  • ⚠️ REQUIRES LEGAL REVIEW: Proper service method — California specifies exact delivery methods (personal service, substituted service, or posting and mailing); improper service can void the proceeding

Common Mistakes to Avoid

Including late fees or utilities in the rent amount demanded: California courts have generally held that a pay-or-quit notice may only demand rent actually owed, not late fees or other charges, unless the lease characterizes them as additional rent and local law permits it. Including non-rent charges may void the notice.
Serving the notice by text, email, or sliding under the door: California specifies exact methods of service. Electronic delivery and informal methods do not constitute proper service. Improper service can invalidate the entire unlawful detainer proceeding.
Ignoring local rent control and just-cause ordinances: Cities including Los Angeles, San Francisco, Oakland, and Berkeley have local ordinances that are stricter than state law. Failing to comply with local requirements can result in the eviction being dismissed.

Frequently Asked Questions

What is the statutory basis for a California 3-day pay or quit notice?

California Code of Civil Procedure §1161(2) requires a landlord to serve a written notice demanding payment or possession before filing an unlawful detainer action for non-payment of rent. The notice must state the exact amount due.

Do weekends count in the 3-day period?

⚠️ Flagged for legal review. The counting rule under CCP §12a (which may extend a deadline falling on a weekend or holiday to the next business day) can affect your calculation. Confirm the exact deadline with a California attorney before relying on it.

Does this apply in Los Angeles and San Francisco?

⚠️ Flagged for legal review. Both cities have local rent ordinances that impose requirements beyond state law — including just-cause eviction protections, longer notice requirements for long-term tenants, and relocation assistance rules. Have a local attorney confirm compliance with your specific city's rules.

What happens if the tenant pays within the 3 days?

If the tenant pays the full amount demanded before the notice period expires, you must accept the payment and the tenancy continues. You cannot proceed with eviction based on that notice. Partial payment rules are complex — consult an attorney.