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Notice to Pay Rent or Lease Terminates

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6-DAY (144 hour) NOTICE TO PAY RENT OR 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 six (6) 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:

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 six (6) 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 extend allowed by applicable law and/or the lease agreement. Surrender of the premises does not relieve you of liability for the outstanding balance. The six (6) day (minimum 144 hour) notice period described herein shall expire at:

o’clock , on the day of , 20 .

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:

Notice delivered/mailed by:

Name

Print Name

In his/her capacity as:

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:

(b) In the case of all other tenancies, by delivering to the tenant:

(A) 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 eighth day of the rental period, including the first day the rent is due; or

(B) At least 144 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.

[As you can see, there is a choice of method for the landlord – this form represents choice B. - Editors]

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What the Notice to Pay Rent or Lease Terminates Is

Notice to Pay Rent or Lease Terminates is a formal landlord notice used to demand unpaid rent or to terminate a tenancy when a lease default occurs. The notice identifies the tenant and property, states the amount owed, and sets a deadline to cure the default by payment or vacatur. Correct completion and delivery preserve remedies under the lease and state law and create a record for subsequent court filings. Electronic completion and signatures are generally permitted under ESIGN and state UETA laws unless a statutory exception applies.

Why accurate notices matter

A clear Notice to Pay Rent or Lease Terminates protects landlord rights, sets an enforceable cure deadline, and documents the default. Proper form and service reduce disputes, support eviction or collection actions, and improve the chance of successful court enforcement when requirements are met.

Why accurate notices matter

Who commonly prepares and serves this notice

Typical users prepare and serve these notices to assert contractual rights and begin statutory processes.

  • Independent landlords — document arrears, set cure deadlines, and begin legal remedies.
  • Property managers — issue standardized notices and track service and cure timelines.
  • Attorneys and collections firms — prepare enforceable notices and preserve court evidence.

Each party should follow lease language and state service rules to preserve remedies and minimize procedural challenges.

Step-by-step: preparing and serving the notice

Complete and serve the notice precisely, keep proof of service, and record any tenant response to preserve legal rights.

  • 01
    Verify Lease: Confirm lease terms, rent calculation, and allowable cure period.
  • 02
    Complete Notice: Enter tenant, property, amount due, and cure deadline in MM/DD/YYYY.
  • 03
    Choose Service: Serve by statute-approved method — certified mail or personal service.
  • 04
    Record Proof: Keep delivery receipts, signed acknowledgment, or electronic audit trail.

Core elements to include in a professional notice

A complete notice follows a consistent structure so recipients, courts, and enforcement officers can verify content, service, and timing.

Header

State the document title clearly, include the lease reference (date and parties), and identify the notice as a demand to pay or terminate the lease.

Tenant Details

List the tenant's legal name, current mailing address, and unit or apartment number to avoid identity or service disputes.

Amount Statement

Provide a clear breakdown of rent owed, late fees (if permitted), and the total amount due as of a specified date.

Cure Terms

Specify the exact cure action required (payment or vacatur), the deadline date, and any acceptable payment methods or locations.

Service Clause

State the method of service used or intended and reference the statutory authority governing proper service in your jurisdiction.

Signature Block

Include the authorized signatory's printed name, title, signature, and date; attach agent authorization if someone signs on the landlord's behalf.

Essential data points to record on the notice

Tenant Name: Full legal name
Landlord Name: Registered owner or entity
Property Address: Street, unit, city, state
Rent Amount: Specific USD total
Cure Deadline: MM/DD/YYYY format
Signature Required: Authorized signatory

Typical digital workflow settings

Suggested configuration for electronic completion, authentication, and retention when using an e-signature platform.

Field Configuration
Authentication Email link | SMS code optional
Delivery Method Certified mail | Personal service allowed
Retention Keep originals | 3+ years recommended
Notifications Send copies | Property manager + attorney

Digital delivery and system needs

Choose delivery and authentication options that meet state service rules and evidence requirements.

  • Integrations: Salesforce, NetSuite, Google Workspace
  • Formats: PDF, DOCX, HTML supported
  • Compliance: ESIGN, UETA, HIPAA (BAA) available

Where to prepare, send, and retain the notice

A concise flow: draft the notice, choose permitted service, record proof, and retain signed copies for enforcement or litigation.

  • Prepare: Draft with lease references and clear amounts.
  • Deliver: Use statute-approved service methods only.
  • Wait Cure: Allow the specified cure period to elapse or receive payment.
  • Proceed: File for eviction or collection when cure fails.

Common timelines and deadlines to track

Deadlines vary by lease and jurisdiction; track each relevant date to preserve rights and meet filing windows.

Notice Issued Date:

Date the landlord completes and signs the notice.

Delivery Date:

Date the tenant receives notice or statute-defined service date.

Cure Deadline:

Specified date in MM/DD/YYYY when payment or vacatur is required.

Earliest Eviction Filing:

After cure deadline passes, file per local court rules.

Record Retention Start:

Retain proof from service and signed copies immediately.

Milestones from notice to possible filing

Track major milestones sequentially to ensure compliance with service, cure, and filing requirements.

01

Draft Notice

Prepare notice with lease reference and accurate amounts.

02

Serve Tenant

Execute service using the method required by local law.

03

Cure Window

Monitor for payment, partial payment, or tenant response.

04

File for Court

If uncured, prepare eviction or collection filing with evidence.

Common preparation mistakes to avoid

  • Using an incorrect tenant name or unit number that leads to an invalid notice and dismissed court action.
  • Failing to reference the lease clause or date causing ambiguity about the basis for the rent demand.
  • Omitting the exact cure deadline or using an ambiguous period instead of MM/DD/YYYY format.
  • Relying on an unapproved service method and lacking admissible proof of delivery for court use.

Risks and consequences of an incorrect notice

Invalid Service: Notice unenforceable in court
Wrong Deadline: Eviction delayed or dismissed
Incorrect Amount: Payment disputes and challenges
Unauthorized Signer: Evidence of lack of authority
Missing Proof: No admissible delivery record
ESIGN Exception: Certain notices may be excluded

Example eSignature vendor pricing and features for this workflow

Vendor pricing and core capabilities for handling notices and signed evidence; signNow appears first per platform comparisons.

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 by plan Varies by plan Varies by plan
Bulk Send Yes Yes Yes Yes No
Audit Trail Yes Yes Yes Yes Yes
HIPAA Compliant Yes Yes Yes No No
Envelope Cap No cap 100 envelopes/user/year Varies by plan Varies by plan Varies by plan

Real-world examples of the notice in use

Two practical examples show how property managers and legal teams use e-signed notices to document defaults and support enforcement.

Martin Properties

A property manager needed to streamline notices across portfolios.

  • They standardized templates and delivery.
  • "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."

BIS (Legal Compliance)

A small firm required audit-grade records for eviction filings.

  • They adopted secure e-sign workflows and proof-of-service tracking.
  • "We felt most comfortable with airSlate SignNow given their SOC 2 certification and strict focus on ESIGN and UETA act compliance," which supported court-ready evidence handling.

Practical tips for accurate and efficient completion

Adopt consistent templates, validate signer authority, and keep robust proof of delivery to reduce defects and disputes.

Use standardized templates
Keep a single, lease-referenced template that includes required fields, clear cure deadlines, and a service statement to reduce omissions and downstream litigation risk.
Record service evidence
Save certified mail receipts, signed acknowledgments, or electronic audit trails with timestamps and IP addresses to support enforcement in court.
Validate signer authority
Confirm the landlord or agent has authority to sign; attach written agent authorization when someone signs on behalf of an entity.
Confirm local rules
Check state and local statutes for required language, permitted service methods, and specific cure period lengths before serving any notice.

Frequently asked questions about this notice

Answers to common questions and practical guidance on electronic signing, service methods, and next steps when disputes arise.


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