Evictions & notices
General information, not legal or tax advice. Landlord-tenant and tax rules vary by state, county, and city and change often. Confirm against current statute or a licensed professional in the relevant jurisdiction before acting.
For landlords
Residential
It depends on the jurisdiction. In much of the US you can decline to renew a lease without stating a reason, as long as you give proper notice. But a growing list of places — California statewide, plus parts of New York, New Jersey, Washington, Oregon, and many cities — have 'just cause' or 'good cause' eviction laws that require a statutory reason (nonpayment, lease violation, owner move-in, substantial remodel, and so on) even at the end of a lease, sometimes with relocation assistance.
Everywhere, you can never evict or refuse to renew for a discriminatory or retaliatory reason. Confirm whether a just-cause rule applies to your property's city and state before issuing any non-renewal.
For landlords
Residential
First, what you cannot do: 'self-help' evictions — changing the locks, removing belongings, or shutting off utilities — are illegal in every state and expose you to serious damages. The lawful path is to serve the statutory notice (a 'pay or quit' notice; Florida's, for example, is 3 business days), and if the tenant still hasn't paid or left, file an eviction or unlawful-detainer suit, obtain a judgment, and have the sheriff carry out the removal.
Keep a clean rent ledger and dated copies of every notice — nonpayment cases are won on documentation. Collabrio's ledger and separate audit trail record who was charged what and when, which is exactly what a judge wants to see.
For landlords
Residential
The label matters less than the facts. Someone you let in — a former tenant who overstayed, a roommate, or a guest who established residency — is usually a 'holdover' occupant and must be removed through the normal eviction or ejectment process, not by force. A true trespasser who broke in may be a police matter, but many states still funnel long-term occupants through civil court.
Several states tightened anti-squatter laws in 2024–2026 to speed removal of people with no rental relationship, so check your state's current rule. Whatever the situation, never use self-help — it can flip liability onto you.
For landlords
Residential
For a month-to-month tenancy, most states require 30 days' written notice to terminate. Some require more for longer tenancies — California, for example, requires 60 days once a tenant has lived there a year. In just-cause jurisdictions you may also need to state a statutory reason even to end a month-to-month.
Deliver the notice exactly the way the statute specifies (personal delivery, posting, or certified mail can all matter), and keep proof. A defective notice can reset the clock entirely.
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