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72 Hour Notice to Pay Rent or Lease

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3-DAY (72 hour) NOTICE TO PAY RENT OR WEEK-TO-WEEK LEASE TERMINATES – RESIDENTIAL

(This Notice shall not be given until at least the 5th day the rent has remained due and unpaid)

TO: Tenant(s):

FROM: Landlord

Address of Leased Premises:

Whereas this is, at least, the 5th day the rent has been due and unpaid, NOTICE IS HEREBY GIVEN that you are in breach of the Lease Agreement on the above described lease premises due to failure to timely pay rent. Except as provided below, within three (3) days after service of this notice upon you, you must pay in full to Landlord the rent and other charges now due and unpaid, as follows:

$

$

$

$

$

Payment will be accepted only by:

cash; money order; cashier’s or certified check; personal check

IF YOU FAIL TO TENDER FULL PAYMENT, your Lease will be terminated and you must surrender possession of the premises to Landlord. If you fail, within the three (3) day notice period, either to pay the total charges in full, or to surrender possession of the premises, legal proceedings will be commenced against you to recover possession and to recover a judgment for the rent and damages for your unlawful detention of the premises, and all costs of court including attorneys’ fees to the extent allowed by applicable law and/or the lease agreement. Surrender of the premises does not relieve you of liability for the outstanding balance.

The three (3) day (minimum 72 hour) notice period described herein shall expire at: o’clock , on the

LANDLORD RESERVES ALL RIGHTS AND REMEDIES UNDER THE LEASE AGREEMENT AND UNDER APPLICABLE LAW, INCLUDING BUT NOT LIMITED TO CONTRACTUAL DAMAGES FOR UNPAID RENT, AND NOTHING IN THIS NOTICE MAY BE CONSTRUED AS A WAIVER OR RELINQUISHMENT OF SAME.

If you have any questions, please call , at .

Signed, this the day of , 20 , being at least the 5th day the rent has remained due and unpaid.

Signed:

Landlord/Lessor or authorized agent

PROOF OF DELIVERY

A copy of this Notice was delivered to Tenant:

by hand

by first class mail at the above address, which is:

the place designated by Tenant for receipt of communications;

Tenant’s last known place of residence;

Notice delivered/mailed by:

In his/her capacity as: Landlord/Lessor; Manager; Agent.

Notice delivered/mailed on:

Form Note (not part of form)

This form is drawn from the following statutory selection:

90.400 Effect of tenant noncompliance with rental agreement or statute; failure to pay rent; damage to persons or property; false information; drug or alcohol violations.

…

(2) The landlord may immediately terminate the rental agreement for nonpayment of rent and take possession of the dwelling unit in the manner provided in ORS 105.105 to 105.168 after written notice, as follows:

(a) In the case of a week-to-week tenancy, by delivering to the tenant at least 72 hours' written notice of nonpayment and the landlord's intention to terminate the rental agreement if the rent is not paid within that period. The landlord shall give this notice no sooner than on the fifth day of the rental period, including the first day the rent is due.

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What the 72 Hour Notice to Pay Rent or Lease Is

A 72 Hour Notice to Pay Rent or Lease is a written demand from a landlord or authorized agent requiring a tenant to pay overdue rent or cure a lease breach within seventy‑two hours of service. It is typically the formal pre‑eviction notice used in residential and short‑term commercial tenancies to create a clear cure period before filing an unlawful detainer or eviction action. Whether a 72‑hour period is valid or required depends on the lease and state law; some jurisdictions prescribe different cure periods or additional notice content requirements under state landlord‑tenant statutes.

Why this notice matters to landlords and managers

The notice creates a documented opportunity for the tenant to cure nonpayment, preserves landlord rights to proceed to court if unpaid, and establishes a dated record of demand and service that many courts expect before eviction steps.

Why this notice matters to landlords and managers

Who typically prepares and serves a 72 Hour Notice

Landlords and property managers usually prepare the notice; authorized agents and attorneys may review or serve it.

Choose the party who knows lease terms and local procedures to reduce procedural defects and improve enforceability.

Essential parts of a professional 72 Hour Notice

A compliant notice balances clarity and legal precision. Include structured fields that courts recognize and preserve the landlord's rights while giving the tenant a clear path to cure.

Notice Header

Clear title identifying the document as a demand to pay or perform, the issuing party's name, and the tenant's name and address so the recipient can identify the notice purpose.

Tenant Details

Full tenant name(s) and unit or lease identifier. Accurate identification avoids challenges that a notice was delivered to the wrong person or dwelling.

Amount Due

Specific rent or charges owed, itemized with dates and any late fees. Vague amounts invite disputes and can invalidate the notice in some courts.

Cure Instructions

Plain instructions describing how to cure (pay rent or remedy breach), the exact deadline measured in calendar hours or days, and acceptable payment methods.

Service and Delivery

Statement of how the notice was or will be served (personal delivery, posting, certified mail) and a place to record the date/time of service or delivery attempts.

Signature Block

Signed and dated by the landlord or authorized agent. Include printed name, title, and contact details to establish attribution and responsibility.

Required fields to include on the form

Tenant Name: Full legal name
Property Address: Street, unit, city
Amount Due: Itemized dollar total
Date Issued: MM/DD/YYYY
Cure Deadline: Exact 72‑hour deadline
Landlord Signature: Printed name and signature

Step-by-step: preparing and serving the notice

Follow a short, verifiable process to reduce procedural errors and preserve evidence for court if needed.

  • 01
    Prepare: Complete all required fields accurately.
  • 02
    Verify Lease: Confirm lease terms and late fee authority.
  • 03
    Serve: Deliver by authorized method under state law.
  • 04
    Document: Keep proof of service and copies for court.

Configuring an online notice workflow

Set up consistent templates and delivery tracking to ensure each notice is complete, dated, and auditable.

Field Configuration
Return Method Certified mail with tracking
Delivery Log Save timestamped proof and scanned receipt
Authentication Email plus optional SMS code
Template Lock required fields and save version history

Technical considerations for delivery and proof

Choose a platform that preserves file integrity, creates an audit trail, and supports formats you need for court.

  • Supported Formats: PDF, DOCX supported
  • Integrations: Works with case management and storage
  • Authentication: Email, SMS, KBA options

Ensure the chosen workflow records timestamps, signer attribution, IP address, and delivery receipts that courts accept as proof.

Where to send or file the completed notice

Delivery depends on state law and lease terms; preserve a copy and proof of service for each step.

  • Prepare Notice: Complete and date the notice form.
  • Select Delivery: Choose personal delivery, posting, or certified mail.
  • Serve Tenant: Follow statutory service procedures precisely.
  • File Proof: Retain proof before filing in housing court.

Key timelines and what they mean

Timelines are tight; calculate the cure deadline carefully and confirm local court filing windows before you act.

Cure Period:

72 hours from valid service of notice

Effective Date:

When the notice is legally served

Court Filing Window:

Varies by state; check local rules

Payment Processing:

Allow bank clearing time when crediting cure

Recordkeeping:

Keep documents through eviction resolution

Common mistakes that invalidate a notice

  • Using an incorrect tenant name or leaving the unit number blank can lead a court to rule the notice was not properly directed at the tenant.
  • Failing to calculate the cure deadline precisely, or misstating whether hours are calendar or business days, may render the notice ineffective.
  • Serving the notice by an unauthorized method when state law mandates personal delivery or posting can defeat enforcement efforts.
  • Relying on an electronic signature or email delivery where the state or local rule requires physical service risks rejection by the court.

Consequences of an incorrect or defective notice

Invalid Notice: Notice deemed void
Delayed Eviction: Court may dismiss initial filing
Court Costs: Additional filing expenses
Tenant Counterclaim: Potential damages or rent offset
Fines: Local statutory penalties possible
Lost Rent: Extended nonpayment period

Real-world examples from property operators

Operators and managers standardize notice templates to reduce defects and speed resolution; these examples show practical outcomes.

Martin Properties — Tim Martin, Founder

Tim's team standardized online notices to eliminate paperwork delays

  • Used mobile templates to serve tenants from field offices
  • "I can process and execute all of these documents online with 100% compliance and built-in security. Whether on mobile or working offline, I can get forms back to their necessary parties efficiently."

Optica Ventures — Brian Fitzgibbons, COO

Company created a repeatable notice workflow to protect rent streams

  • Centralized proof of service for court filings
  • "The interface is simple and easy-to-use for our team; more importantly, it is just as easy for our customers."

eSignature vendor pricing and capability snapshot

Typical vendor starting prices and core features relevant to preparing and delivering legally significant notices; signNow is listed first per comparison conventions.

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 free trial Varies by plan Varies Varies Varies
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No

Frequently asked questions about the 72 Hour Notice

Answers to common procedural and legal questions about serving and documenting a 72 Hour Notice to Pay Rent or Lease.


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