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3 Day Notice of Termination of Residential Rental Agreement

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3-DAY NOTICE OF TERMINATION OF RESIDENTIAL RENTAL AGREEMENT
DUE TO VIOLENT CRIMINAL ACT OR DRUG-RELATED FELONY

TO: Tenant(s):

FROM: Landlord:

Address of Leased Premises:

This TERMINATION NOTICE is provided to you regarding the rental of the above-identified premises. You are advised that it has come to the landlord's attention that you or your guests, invitees or others under your control, committed a violent criminal act and/or drug-related felony on or near the premises as follows:

[Identify the incident:]

Pursuant to the Colorado Statutes §13-40-104(1)(d.5) and §13-40-107.5, you are provided with this written notice of the termination of the tenancy. There is no right to cure this default. The tenancy is therefore terminated effective three (3) days from the date of your receipt of this notice, meaning you must vacate the premises and return the keys by o'clock on the day of ,

Signed, this the

day of ,

Signed:

Notice of Termination - page 1

The foregoing Notice may be served by: (1) delivering a copy thereof to the tenant or other person occupying such premises, or by (2) leaving such copy with some person, a member of the tenant's family above the age of fifteen years, residing on or in charge of the premises, or, (3) in case no one is on the premises at the time service is attempted, by posting such copy in some conspicuous place on the premises.

PROOF OF DELIVERY

FOR

3-DAY NOTICE OF TERMINATION OF RESIDENTIAL RENTAL AGREEMENT
DUE TO VIOLENT CRIMINAL ACT OR DRUG-RELATED FELONY

A copy of said Notice was served upon the following Tenant(s) at the following address:

Tenant(s) Name(s):

Tenant(s) Address:

The following method was used to serve said Notice:

Said notice was served by:

In his/her capacity as:

Date said Notice served by above-indicated method:

***

(If applicable)

Said Notice was received on the above-indicated date by:

Signature of Person Receiving Said Notice

This Proof of Delivery to be retained by the Landlord.

Notice of Termination - page 2

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What the 3 Day Notice of Termination of Residential Rental Agreement Is

A 3 Day Notice of Termination of Residential Rental Agreement is a short-form legal notice used by a landlord or authorized agent to inform a tenant that the rental agreement will end if specified conditions are not remedied within three days. It typically appears when a lease outlines a three‑day cure or vacate period for breaches such as nonpayment of rent, unauthorized occupants, or material lease violations. The notice states the violation, the action required to cure (if any), the deadline, and the consequences of noncompliance, and must follow state law for service and content to be enforceable in court.

Why this Notice Matters for Landlords and Tenants

The notice creates a clear, documented opportunity to cure or vacate and begins the legal timeline for eviction if the tenant does not comply. Properly prepared, served, and retained, it preserves the landlord’s remedies while providing transparent notice to the tenant.

Why this Notice Matters for Landlords and Tenants

Who Commonly Prepares and Receives This Notice

Tenants receive the notice and must act within the stated time; understanding rights and cure options reduces disputes and procedural delays.

  • Independent landlords who manage single or multiple rental units and need a compliant, fast way to start the eviction timeline.
  • Property management companies managing portfolios where standardized notices and documented service are required for consistent enforcement.
  • Housing attorneys and legal aid organizations who draft or review notices to ensure statutory compliance and court readiness.

Step-by-step: How to Complete a 3 Day Notice

Follow a concise sequence to prepare, serve, and document the notice so it meets statutory requirements and supports later enforcement if needed.

  • 01
    Identify Parties: Enter full legal names for landlord and tenant exactly.
  • 02
    Describe Violation: State the lease clause breached and specific facts.
  • 03
    Specify Cure: Explain the action to cure, if the lease allows.
  • 04
    Set Deadline: Provide the three‑day deadline using MM/DD/YYYY format.

Core elements to include in a professional 3 Day Notice

A professionally composed notice reduces the chance of procedural defects and increases the likelihood courts will accept it as valid evidence in an eviction action.

Notice Period

State the three‑day cure or vacate period clearly and show the exact calendar date the period expires, using MM/DD/YYYY to avoid ambiguity.

Specific Violation

Describe the exact lease provision breached and the facts supporting it; avoid vague phrases like 'violation of lease terms' without details.

Cure Instructions

If the lease allows curing, specify what the tenant must do and how payment or correction is to be made to cure the breach.

Consequences

State what will happen if tenant does not cure — typically termination and potential filing of an eviction action in court.

Service Details

Include how and when the notice was served (personal delivery, posted, mailed) and the name of the server for proof.

Signature Block

Provide printed name, signature, title (if agent), and date. Electronic signatures are acceptable where state law allows.

Required fields and minimum data to include

Tenant Name: Full legal name
Landlord Name: Full legal entity
Property Address: Street, unit, city
Notice Date: MM/DD/YYYY
Violation: Brief factual phrase
Signature: Printed and signed

Common preparation mistakes to avoid

  • Using an incorrect tenant name or leaving out a co-tenant, which can invalidate the notice and delay eviction.
  • Failing to state a cure option when the lease requires one, eliminating the tenant’s statutory right to remedy the breach.
  • Serving the notice by an unauthorized method or failing to document service, weakening proof in court.
  • Rounding or misdating the three‑day period instead of using explicit calendar dates, creating ambiguity that a judge may reject.

Consequences of an incorrect or incomplete notice

Invalid Service: Case dismissal
Wrong Deadline: Loss of remedy
Missing Facts: Evidentiary dispute
Improper Signature: Questioned authenticity
Improper Method: Refile delays
Insufficient Proof: Monetary cost

Timelines and deadlines to track when issuing a 3 Day Notice

Timely dates and documentation are essential: miscounting service days or forgetting retention obligations can undermine enforcement.

Notice Issued Date:

Date printed on notice; starts the three‑day period

Cure Deadline:

Expires three calendar days after notice date

Service Proof:

Retain signed affidavit or delivery receipt immediately

Court Filing:

Possible after cure period passes without remedy

Document Retention:

Keep notice and proof for at least three years

Key milestones from notice to potential eviction

Track a short, sequential set of milestones to ensure procedural compliance and readiness for any court filing that follows.

01

Prepare Notice

Draft with specific violation facts and deadline

02

Serve Notice

Deliver by authorized method and record service

03

Observe Cure Period

Wait three days for cure or vacate action

04

Evaluate Next Steps

If uncured, prepare for filing or alternative remedies

Where to file, send, and how this notice is processed

The basic process covers preparation, authorized service, documentation, and optional court filing when the tenant fails to comply.

  • Draft: Create notice with factual specifics
  • Serve: Use allowed service methods per state law
  • Document: Save proof of delivery and signed copies
  • File: If necessary, file an eviction action in local court

How to customize and complete this notice online

Set up a digital workflow that prepopulates fields, captures signatures, and stores service evidence to streamline repeat notices.

Field Configuration
Authentication Email or SMS code verification
Template Use a reusable template with locked clauses
Notifications Automate tenant and agent alerts
Retention Auto-save signed copy and service affidavit

Delivery channels, formats, and technical considerations

Ensure the platform can store signed copies securely, export certificates of completion, and integrate with property management systems for consistent recordkeeping.

  • File Formats: PDF and DOCX supported
  • Integrations: Works with Google Workspace and Microsoft 365
  • Audit Trail: Captures timestamps and IP addresses

eSignature providers and pricing context for sending notices

Comparison of representative eSignature providers and pricing guidance useful when choosing a platform to prepare and send termination notices.

signNow DocuSign Adobe Sign PandaDoc HelloSign
Starting Price $8/user/mo $15/user/mo $14/user/mo $19/user/mo $15/user/mo
Free Trial 7-day trial Varies by plan Varies by plan Varies by plan Varies by plan
Bulk Send Yes Yes Yes Yes Varies
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Varies Varies Varies Varies

FAQs and troubleshooting for the 3 Day Notice

Common questions address service, validity, electronic signatures, and next steps when a tenant does not comply; clear answers help avoid procedural errors.


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