Eviction notice format: legal notice to a tenant for non-payment of rent

Eviction notice generator

Choose the notice, fill in the details and read the preview. The tool adds up the arrears and checks the dates: how many days the notice gives, and whether that is less than the law's minimum for a month-to-month lease.

What the law says about a notice to a tenant

• Ending the lease. Under section 106 of the Transfer of Property Act, 1882, a residential lease with no fixed term is month to month and can be ended by either side with 15 days' notice, unless the agreement, local law or usage says otherwise. Section 111(h) lists a notice to quit as one way a lease ends.
• Form of the notice. Section 106 also requires the notice to be in writing, signed by or for the person giving it, and sent by post, delivered to the tenant (or a family member or servant at their home), or, if that is not possible, fixed to a conspicuous part of the property. A notice is not invalid only because the period it states is short, if the case is filed after the required period has passed.
• Rent acts add their own steps. Where a rent control act covers the property, eviction for non-payment usually needs a written demand first. Under Delhi's Rent Control Act section 14(1)(a) and Karnataka's section 27(2)(a), the ground arises only if the tenant does not pay within two months of the demand. See which tenancies a rent control act covers.
• Model Tenancy Act states. Where a state has adopted the model Act, not paying rent for two consecutive months or more is a ground for eviction, and the case goes to the Rent Court. See the Model Tenancy Act.

Eviction notice format: what to include

• The landlord's name and address, and the tenant's name and the property's full address.
• The tenancy: the date of the rent agreement (or that it is a monthly tenancy) and the monthly rent.
• The unpaid months and the total due, with any other dues the agreement makes the tenant pay.
• The dates of your earlier reminders, if any.
• A demand to pay within a stated number of days.
• That the tenancy is ended, and the date by which the tenant must hand over vacant possession with the keys.
• That you will go to court for eviction, arrears and damages if they do not.
• Your signature, the date and how the notice was sent.

Sample legal notice to a tenant for non-payment of rent

A worked example. Suresh lets a flat in HSR Layout, Bengaluru for ₹18,000 a month under an agreement dated 1 December 2025. Rent for July, August and September 2026 is unpaid: 3 × ₹18,000 = ₹54,000. He wrote to the tenant on WhatsApp each month. On 21 October 2026 his notice asks for payment within 15 days and ends the tenancy on 30 November 2026, 40 days later.

SAMPLE ONLY. HAVE A LAWYER CHECK THIS FOR YOUR STATE AND TENANCY BEFORE SENDING.

NOTICE
By Registered Post with Acknowledgement Due

From: Suresh Rao, No. 21, 5th Main, Jayanagar 4th Block, Bengaluru 560011
To: Ravi Kumar, Flat 302, 14th Cross, HSR Layout, Bengaluru 560102
Date: 21 October 2026

Subject: Demand for arrears of rent and notice to quit the premises at Flat 302, 14th Cross, HSR Layout, Bengaluru 560102

Dear Ravi Kumar,

1. You are my tenant of the premises at Flat 302, 14th Cross, HSR Layout, Bengaluru 560102 ("the premises") under a rent agreement dated 1 December 2025, at a monthly rent of ₹18,000.
2. You have not paid the rent for 3 months, July 2026 to September 2026. The rent due for this period is ₹54,000.
3. I asked you to pay this rent on WhatsApp on 5 August, 5 September and 5 October 2026, but it remains unpaid.
4. I call upon you to pay ₹54,000 within 15 days of receiving this notice.
5. I also terminate your tenancy of the premises with effect from the end of 30 November 2026, and call upon you to hand over vacant and peaceful possession of the premises to me, with all keys, on or before that date.
6. If you fail to pay and hand over possession as stated, I will take legal proceedings against you for eviction, recovery of the arrears and damages for use and occupation, at your risk as to costs.

Yours faithfully,
Suresh Rao
Landlord

Need the eviction notice format in Word? Copy the sample above into Word or Google Docs and send it to your lawyer to adapt. Paying the arrears does not always end the matter, and accepting rent after the notice can affect it, so ask your lawyer before you take any payment.

How to send the notice so it holds up

1. 1

   Send it by registered post with acknowledgement due

   Keep the postal receipt and the returned acknowledgement card or the tracking record. Also send a copy on WhatsApp or email if your agreement allows notices that way.

2. 2

   Keep a signed copy

   Keep the notice exactly as sent, with the agreement, your reminders and the record of every payment received.

3. 3

   Wait out the period

   Give the tenant the full time the notice, the agreement and the law allow before you file anything.

4. 4

   Go to court, not to the flat

   If the tenant neither pays nor leaves, your lawyer files before the rent controller, rent court or civil court. Changing locks or cutting supplies can put you in the wrong; see landlord rights in India.

The full eviction route, with timelines, is in tenant not paying rent. For a tenant who is leaving on good terms, a notice to vacate or deposit refund letter is usually enough.

Sources and date checked

• Transfer of Property Act, 1882 (India Code)
• Delhi Rent Control Act, 1958 (India Code)
• Karnataka Rent Act, sections 27 to 46 (Vidhi Judicial copy)
• PRS Legislative Research: Model Tenancy Act, 2021 summary
• Limitation Act, 1963 (India Code)

We last checked these on 21 October 2026. Laws are amended and courts reinterpret them, so have a lawyer confirm the current text before you rely on any section number.

Frequently asked questions