Navigate the complexities of lease renewal and non-renewal notices with clarity and confidence through this essential guide for landlords and tenants.
Key Takeaways:
As a lease draws to a close, you – the landlord – and your tenant have a decision to make. Will you renew the lease for another set period, let it roll over to a month-to-month agreement, or part ways entirely?
Each option has its own set of rules, dictated by state laws, about how and when a landlord should give lease renewal or non-renewal notice to the tenant and vice versa. Following these steps to the letter is essential to keep everyone in the loop and stay on the right side of the law.
In this guide, we’ll walk you through important information you need to know about lease renewals and non-renewals. We’ve got you covered, from the notice period required to the right way to communicate with your tenant. Plus, we’ll provide you with customizable lease renewal and non-renewal notice letter templates to make the process smoother. Let’s dive in!
Knowing the right way to renew or not renew a lease can ensure you are on a solid legal footing when a rental agreement ends.
Lease renewal refers to the process whereby the landlord and tenant agree to continue the rental agreement beyond its original term. Renewal can happen in a couple of ways:
Non-renewal of a lease occurs when the landlord or tenant decides not to extend the lease beyond its current term. The landlord may choose not to renew due to different plans for the property (e.g., renovations, selling), issues with the tenant (e.g., late rent payments, lease violations), or other business or personal reasons. The tenant might opt not to renew due to personal reasons, like relocation, finding a more suitable property, or financial changes.
For landlords, a thorough understanding of lease renewal and non-renewal processes is essential to help ensure smooth transitions between tenants, maintain legal compliance, and support their long-term property management goals.
The renewal notice period is the time before the end of the lease, during which the landlord and tenant must inform one another of their intentions for the future of the lease. State laws will indicate how long before the end of the lease that notice must be given, but this requirement should also be clearly stated in your rental agreement.
If you, as the landlord, decide not to renew the lease and send a non-renewal notice to the tenant, you’ll need to give them sufficient notice. You must send a proper letter within the appropriate time to avoid repeating the process and slowing the transition.
If you do not send a lease renewal within the specified notice period, the lease will likely transition to a rolling month-to-month rental agreement by default.
The notice period a landlord must give for not renewing a lease varies by state law. Generally, it ranges from 30 to 60 days, but specific state regulations should be consulted for accuracy.
The lease document should include how much notice you must give your tenant if you do not intend to renew their lease. The minimum notice you must provide is dictated by state law.
While the law is primarily for landlords, tenants should respect the same period when they advise the landlord they do not want to renew their lease.
For yearly leases, the non-renewal notice requirement is typically 60 days before the end of the lease. However, depending on how long your tenant has been in the property and the terms of your rental agreement, you may need to give more or less notice.
Here’s a list of every US state and, at the time of writing, how much notice a landlord has to give if not renewing a lease.
Note to landlords: Before giving notice, check and follow your local laws for non-renewal of yearly leases, as they may differ depending on your specific locality:
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: No notice
Month To Month: 30 days
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: If the tenant has lived at the property for a year or more, 60 days’ notice; if the tenant has been there less than a year, the landlord only needs to give 30 days’ notice
Month To Month: 30 days
Yearly/Fixed-Term Lease: 1 year or longer, 91 days; 6 months to 1 year, 21 days; one week but less than a month, three days
Month To Month: 21 Days
Connecticut
Yearly/Fixed-Term Lease: No statute; notice according to lease terms
Month To Month: No statute, notice according to lease terms
Yearly/Fixed-Term Lease: 60 days
Month To Month: Minimum of 60 days written notice, with the 60-day period beginning on the first day of the month following the day of actual notice
Yearly/Fixed-Term Lease: Not less than 60 days
Month To Month: Not less than 30 days
Yearly/Fixed-Term Lease: 60 days for the landlord, 30 days for the tenant
Month To Month: No statute
Yearly/Fixed-Term Lease: No statute
Month To Month: 45 days for the landlord; 28 days for the tenant
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 Days
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 Days
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 Days
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: 30 days
Month To Month: 10 days before the end of the month
Yearly/Fixed-Term Lease: 30 days
Month To Month: 30 days
Yearly/Fixed-Term Lease: 90 days
Month To Month: 60 days
Massachusetts
Yearly/Fixed-Term Lease: No statute
Month To Month: The interval between the days of payment or 30 days, whichever is longer
Yearly/Fixed-Term Lease: Any time; the notice shall terminate the lease at the expiration of 1 year from the time of the service of the notice
Month To Month: 1 month
Yearly/Fixed-Term Lease: The minimum notice required is the lesser of the rental period or three (3) months
Month To Month: If there is no provision in the lease stating how much advance notice must be given to end the tenancy , the law provides that written notice must be received by the other party at least one full rental period before the last day of the tenancy
Mississippi
Yearly/Fixed-Term Lease: At least 30 days before the termination date
Month To Month: 30 days
Yearly/Fixed-Term Lease: No statute
Month To Month: 1 month
Yearly/Fixed-Term Lease: No statute
Month To Month: at least 30 days before the date designated in the notice for the termination of the tenancy
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days before the periodic rental date specified in the notice
Yearly/Fixed-Term Lease: 30 days
Month To Month: 30 days
New Hampshire
Yearly/Fixed-Term Lease: 30 Days
Month To Month: 30 Days
Yearly/Fixed-Term Lease: One full month before the end of the lease
Month To Month: Written One-month notice
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: 60 days
Month To Month: 30 days
North Carolina
Yearly/Fixed-Term Lease: One month
Month To Month: Seven days
North Dakota
Yearly/Fixed-Term Lease: No statute
Month To Month: One month
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: No notice required
Month To Month: At least 30 days before the date upon which the termination is to become effective
Yearly/Fixed-Term Lease: No statute
Month To Month: Not less than 30 days before the date designated in the notice for the termination of the tenancy
Pennsylvania
Yearly/Fixed-Term Lease: 30 days
Month To Month: 15 days
Rhode Island
Yearly/Fixed-Term Lease: 3 months
Month To Month: 30 days
South Carolina
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
South Dakota
Yearly/Fixed-Term Lease: No statute
Month To Month: One month
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
Yearly/Fixed-Term Lease: At least 30 days before the end of a fixed-term lease unless otherwise stated in the lease agreement
Month To Month: At least 30 days before the date the landlord intends to terminate the current term of the lease
Yearly/Fixed-Term Lease: No notice required
Month To Month: 15 days
Yearly/Fixed-Term Lease: No statute
Month To Month: 60 days if the tenant has been on the premises for two years or less, or 90 days if the tenant has been residing for more than two years on the property
Yearly/Fixed-Term Lease: 90 Days
Month To Month: At least 30 days before the following rent due date, unless the rental agreement provides for a different notice period
Yearly/Fixed-Term Lease: 60 days
Month To Month: At least 20 days
Washington DC.
Yearly/Fixed-Term Lease: No statute
Month To Month: 30 days
West Virginia
Yearly/Fixed-Term Lease: 3 months
Month To Month: 30 days
Yearly/Fixed-Term Lease: At least 28 days
Month To Month: At least 28 days
Yearly/Fixed-Term Lease: No statute
Month To Month: No statute
Double-check your state laws by visiting the state’s website.
Samples of lease renewal and non-renewal notices are provided at the end of this article, but let’s look at what needs to be included in all lease renewal notices.
Based on whether or not the lease will be renewed, some additional information should be given to the tenant at this time:
The exact information that needs to be shared with the tenant depends on your intentions regarding the lease.
For more information on how to write a lease non-renewal letter, check out this video:
There are specific steps a landlord must take to confirm new lease conditions with a tenant or to notify the tenants of the non-renewal .
Landlords should communicate with tenants officially by mail. We suggest using certified mail to ensure you have evidence of when the lease renewal letter was sent and received.
Typically, the landlord does not need to justify their decision, even if they do not wish to renew the lease. When the lease ends, they can advise the tenant that they no longer want to rent the property. The tenant also does not need to provide a reason for not renewing the lease, though they may choose to do so.
However, some states, such as California , require landlords to have just cause for their decision not to renew a lease. This means that lease non-renewal can only happen in certain circumstances. These include any violation of the lease agreement, the landlord wishing to move into the property themselves, a planned major renovation, or the sale of the property. These types of restrictions help to protect tenants from having their lease terminated based on discrimination.
When a landlord chooses not to renew a lease, you should provide the tenant with clear information about when they’ll need to move out and how to manage logistics, such as a final inspection and return of the security deposit. The landlord can proceed with eviction if the tenant does not move out within the agreed period.
Suppose you do nothing to renew the lease for a fixed period under new terms and conditions or terminate the lease. If a landlord does not send a lease renewal notice, the lease will automatically transition to a month-to-month tenancy under the same conditions as the original lease.
This section includes templates for lease renewal and non-renewal letters. You can use these templates to communicate with your tenants about lease renewal, and there is also an example letter your tenants can use. Adapt each template to fit your particular situation as needed.
Here’s a sample notice you can provide your tenant if you do not plan to renew the lease and expect the tenant to move out by the end of the current tenancy period.
(Landlord Name)
(Your address)
Dear (Tenant’s name),
This letter is to inform you that I do not intend to renew your lease. As per the laws of the State of (insert state), this is your (insert number of days) days notice of non-renewal.
As of (insert the date, one day after their lease expires ), all possessions should be removed from the premises and keys returned to the landlord.
I can be reached at (phone number and address) if you have any questions between now and the end of your lease on (insert lease end date).
(Landlord/Property Manager’s Name)
Here’s a sample notice your tenants can provide to inform you that they will not renew your lease.
(Tenant Name)
(Tenant address)
Dear (Landlord’s name),
This letter is to inform you that I do not intend to renew my lease. As per the laws of the State of (insert state) , this is my (insert number of days) days notice of non-renewal stating that I will be leaving my apartment on (date), which is the end of my current lease.
I expect my security deposit of ($__) will be returned in full as the apartment will be left in broom-swept condition.
I can be reached at (phone number and address) if you have any questions between now and the end of my lease on (insert lease end date).
(Tenant’s Name)
You can use the following notice sample to let your tenant know you want to sign a new lease with them and the renewal term.
(Your address)
(Date notice is being sent)
Dear (Tenant’s name),
This letter is your official notice that your current lease expires on (lease expiration date). You have been a great tenant, and we would like to enter into a new lease of (insert lease length).
Attached to this notice, you will find a copy of the new lease for your records. All of the original terms of the lease remain the same except for (insert any changes such as dates or rent amount).
Your security deposit (and any other deposits, such as pet deposits) will remain intact and carry over into the new lease term.
If you decide to renew the lease, please call us at (insert phone number) so we can go over and sign the new lease together. This must be done by (insert date of your choice before the end of the current lease).
If you decide to move on from this apartment, please give us an (insert number of days based on your state’s law) day notice of non-renewal.
(Landlord signature)
(Landlord printed name)
For those who wish to avoid copying, pasting, and customizing the above, landlords can also download our lease renewal letter pdf here to customize for your rental property.
Lease renewal negotiations are crucial to property management. They allow landlords to reassess the lease terms, adjust rent, and discuss tenant concerns or requests. Effective negotiation helps maintain a positive landlord-tenant relationship and can lead to a more profitable and smoothly running rental business.
Consider the following when preparing for lease renewal negotiations:
Lease renewal negotiations are an essential part of managing rental property. They require good communication, an understanding of market conditions, legal knowledge, and a fair approach to tenant relations.
Landlords everywhere always have questions on how to write a letter about not renewing a lease. Below are some of the most commonly asked questions about lease renewals.
Lease renewal is when both the landlord and tenant agree to extend the lease for another term after the original lease period ends. This can be for the same duration as the original lease or a different term.
Lease termination refers to ending the lease agreement. It can occur at the end of the current lease term if either party chooses not to renew or during the lease term if either party breaks the lease terms or mutually agrees to end it early.
The notice period varies by state but typically ranges from 30 to 60 days before the current lease ends. For month-to-month rentals, most states require a 30-day notice.
Yes, a landlord can terminate a lease early if the tenant violates the lease terms (like non-payment of rent, causing significant damage, or engaging in illegal activities). State laws govern the process, including notice and eviction proceedings.
Tenants can request early termination, but they might face penalties unless they have legal grounds like uninhabitable living conditions, active military duty, or provisions in the lease allowing for early termination.
If a lease isn’t renewed, it typically converts to a month-to-month tenancy unless either party gives notice to vacate. However, this can vary based on the lease terms and local laws.
In most cases, landlords do not need to explain why they are not renewing a lease unless specified in local law, particularly in rent-controlled areas.
Tenants have the right to receive proper notice as dictated by state law. They also have the right to live in habitable conditions and not be discriminated against in termination practices.
Yes, written notice is generally required to terminate or not renew a lease to ensure a clear record of communication.
Some leases have automatic renewal clauses, which means they renew for a specified term unless either party gives notice. It’s important to read the lease carefully to understand the renewal terms.
Every landlord needs to protect themselves and their rental business. There are many real-life examples of how landlords deal with ending lease agreements in the RentPrep Facebook group.
See what other landlords say about renewing long leases by checking out our private Facebook group for landlords.
When a current lease ends, it’s up to both the tenant and the landlord whether they want to renew or end the agreement. However, following the proper steps to keep everyone informed and ensure you’re following local laws is essential.
While local laws differ, it’s essential to remember to:
Clear communication and giving your tenant enough time to respond are vital to remember when changing conditions at the end of a lease.
Note: RentPrep does not provide tax, legal, or accounting advice. This material has been prepared for informational purposes only and is not intended to provide, and should not be relied on for, tax, legal, or accounting advice. You should consult your own tax, legal, or accounting advisors.
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