How much notice does a landlord have to give to end a month-to-month tenancy?

Thirty days in most states, with exceptions in both directions: 60 days in Delaware, Georgia (landlord), Maryland and Vermont; 45 days for Hawaii landlords; 15 days in Pennsylvania and Utah; 7 days in North Carolina; and tiered 30/60/90-day rules in New York and California based on the length of the tenancy. Washington, Oregon, New Jersey and DC require a lawful reason, not just notice.

Does a 30-day notice mean exactly 30 days?

Usually no. Most statutes require the notice to end on the last day of a rental period at least 30 days after it is served. Notice served mid-month ends the tenancy at the end of the following month.

How long is a pay-or-quit notice?

Between 3 and 14 days in most states: 3 days in Texas, Florida and Georgia, 5 in Arizona and Illinois, 7 in Alabama and Michigan, 10 in Colorado and Pennsylvania, 14 in Massachusetts, New York, Virginia and Washington, 30 in DC.

Home / Notice periods

Notice period calculator

Pick the state and the kind of notice, enter the date it is served, and get the earliest date it can take effect. The calculator lines termination notices up with the end of the rental period, which is what most statutes actually require.

Statutes verified 2026-10-21By RentByState Research

Notice periods in every state

State	Landlord, month-to-month	Tenant, month-to-month	Rent increase	Pay or quit	Just cause
Alabama	30 days	30 days	30 days	7 business days
Alaska	30 days	30 days	30 days	7 days
Arizona	30 days	30 days	30 days	5 days
Arkansas	30 days	30 days	30 days	3 days
California	30 days	30 days	30 days	3 court days	Required
Colorado	21 days	21 days	60 days	10 days	Required
Connecticut	3 days	see page	30 days	3 days
Delaware	60 days	60 days	60 days	7 days
District of Columbia	see page	30 days	60 days	10 days	Required
Florida	30 days	30 days	30 days	3 business days
Georgia	60 days	30 days	60 days	3 business days
Hawaii	45 days	28 days	45 days	10 days
Idaho	30 days	30 days	30 days	3 days
Illinois	30 days	30 days	—	5 days
Indiana	30 days	30 days	—	10 days
Iowa	30 days	30 days	30 days	3 days
Kansas	30 days	30 days	—	3 days
Kentucky	30 days	30 days	—	7 days
Louisiana	10 days	10 days	—	5 days
Maine	30 days	30 days	45 days	7 days
Maryland	60 days	30 days	90 days	10 days
Massachusetts	30 days	30 days	30 days	14 days
Michigan	30 days	30 days	30 days	7 days
Minnesota	30 days	30 days	30 days	14 days
Mississippi	30 days	30 days	30 days	3 days
Missouri	30 days	30 days	—	—
Montana	30 days	30 days	—	3 days
Nebraska	30 days	30 days	—	7 days
Nevada	30 days	30 days	60 days	7 court days
New Hampshire	30 days	30 days	30 days	7 days	Required
New Jersey	30 days	30 days	30 days	—	Required
New Mexico	30 days	30 days	30 days	3 days
New York	30 days	30 days	30 days	14 days
North Carolina	7 days	7 days	—	10 days
North Dakota	30 days	30 days	30 days	3 days
Ohio	30 days	30 days	—	3 days
Oklahoma	30 days	30 days	—	5 days
Oregon	30 days	30 days	90 days	10 days	Required
Pennsylvania	15 days	see page	—	10 days
Rhode Island	30 days	30 days	30 days	5 days
South Carolina	30 days	30 days	—	5 days
South Dakota	30 days	30 days	30 days	—
Tennessee	30 days	30 days	—	14 days
Texas	30 days	30 days	—	3 days
Utah	15 days	see page	—	3 business days
Vermont	60 days	30 days	60 days	14 days
Virginia	30 days	30 days	30 days	14 days
Washington	90 days	20 days	90 days	14 days	Required
West Virginia	30 days	30 days	—	—
Wisconsin	28 days	28 days	—	5 days
Wyoming	see page	see page	—	3 days

General rule for each state; tiers by length of tenancy and local ordinances are on the state pages. A dash means no statutory period.

Counting the days correctly

Two details decide the date. First, most statutes count the notice period to the end of a rental period: a 30-day notice served on 10 March on a tenancy with rent due on the 1st ends the tenancy on 30 April, not 9 April, because 31 March is less than 30 days away. The calculator does this by default; untick the box to see the plain day count. Second, pay-or-quit periods in some states run in court days or business days, which lengthens them across weekends and holidays. The result shows the calendar-day minimum and flags when the state counts differently.

Just-cause states

In California (after 12 months), Oregon (after the first year), Washington, New Jersey, New Hampshire and the District of Columbia, a landlord cannot end a tenancy with notice alone. The statute lists the permitted reasons and some of them carry longer notice or relocation payments. Notice is still required; it is just not sufficient.