Reviewed August 2026 · California
California Notices to Quit: 3-Day, 30-Day, 60-Day, 90-Day
Every California eviction starts with a written notice, and using the wrong one — or overstating the amount owed — is the single most common reason a case is dismissed.
At a glance
- Nonpayment of rent
- 3 days (excl. weekends/holidays)
- Curable lease breach
- 3 days to cure
- Tenancy under 1 year
- 30 days
- Tenancy 1 year or more
- 60 days
- Service by mail
- Add 5 days
The 3-day notices
Three-day notices address something the tenant has done. Critically, the three days are counted excluding Saturdays, Sundays, and judicial holidays — a change that catches out landlords working from older forms and older habits.
| Notice | When it is used | Tenant's option |
|---|---|---|
| 3-Day Notice to Pay Rent or Quit | Rent is unpaid | Pay the exact rent demanded and the tenancy continues |
| 3-Day Notice to Perform Covenant or Quit | A curable lease violation — unauthorized pet, unapproved occupant | Cure the violation and the tenancy continues |
| 3-Day Notice to Quit (unconditional) | Nuisance, waste, illegal activity, unlawful subletting | None — the tenant must vacate |
The 30-, 60-, and 90-day notices
These end a month-to-month tenancy rather than responding to a breach. The length turns on how long the tenant has lived there:
- 30 days — the tenant has occupied the unit for less than one year.
- 60 days — the tenant has occupied the unit for one year or more.
- 90 days — required in certain subsidized-tenancy and post-foreclosure situations.
Serving the notice correctly
California recognizes three methods of service, in order of preference:
Personal service
Hand the notice to the tenant. The clock starts the next day.
Substituted service
Leave it with a person of suitable age and discretion at the residence or workplace, and mail a copy to the residence.
Post and mail ("nail and mail")
Only when the first two are not possible — affix the notice to a conspicuous place on the property and mail a copy. Service by mail adds five days.
Keep a proof of service. In a contested case, how the notice was served is examined as closely as what it said.
Common questions
How are the three days counted on a pay-or-quit notice?
Weekends and judicial holidays are excluded, and counting starts the day after service. A notice served on a Thursday will typically not expire until the following Tuesday.
Can late fees be added to a 3-day notice to pay rent or quit?
No. The notice may demand unpaid rent only. Including late fees or other charges overstates the demand and can invalidate the notice.
Is a 30-day notice enough to end a California tenancy?
Only if the tenant has been there under a year and the property is not covered by just-cause protection. For a covered tenancy past 12 months, the notice also has to state a just cause and, if no-fault, provide relocation assistance.
Sources
This is general information, not legal advice. California law changes every year and local ordinances often go further than state law. Check your city and county rules, and talk to a California attorney before acting on anything here.