Eviction notices are often misunderstood as generic forms any landlord can print online. In reality, each type of notice serves a completely different legal purpose, and using the wrong one is the most common, and most expensive, mistake landlords make. California judges closely examine whether the notice is accurate, specific, and compliant with both state and local regulations.

1. The 3-Day Notice to Pay Rent or Quit

This notice applies only to unpaid rent. Not damages. Not utilities. Not late fees. The amount listed must be precise and legally recoverable. A big misconception is that landlords can stack miscellaneous charges into this notice, but doing so can invalidate the entire notice. The notice must also list exactly where and how rent can be paid, including hours of operation if applicable. If the tenant pays the full amount within three days, even if they are difficult tenants in other ways, the landlord must accept the payment or risk legal penalties.

2. The 3-Day Notice to Perform Covenant or Quit

This notice is for lease violations that the tenant is capable of fixing. Examples include removing an unauthorized pet, limiting noise, granting access for inspection, or stopping illegal subletting. The notice must clearly spell out what the tenant did wrong, cite the relevant lease clause, and explain how the tenant can cure the violation within three days. Judges expect extremely clear wording. Vague accusations like “being disruptive” often fail in court.

3. The 30- or 60-Day Notice to Terminate Tenancy

This notice applies primarily to month-to-month tenancies. If the tenant has lived in the rental for less than one year, the landlord typically uses a 30-day notice. If more than one year, a 60-day notice is required. However, just-cause eviction rules may restrict when this type of notice can be used. Rent-controlled cities often require a valid reason to terminate a tenancy. This is where landlords commonly misstep without realizing it.

Why Getting the Notice Right Matters

Judges regularly dismiss eviction cases simply because the notice had a single incorrect date, misstated the amount owed, or included improper charges. Starting over means serving a new notice, waiting again, refiling, and losing valuable time.