As a California landlord and attorney-drafter with over 12 years of experience preparing eviction documents for property owners across the state, I’ve helped hundreds of clients serve legally compliant 3 day notice to pay rent or quit forms. In this comprehensive guide, I’ll give you my battle-tested, up-to-date California 3 day pay or quit template – completely free – along with exact instructions on how to fill it out, serve it, and avoid the most common mistakes that get unlawful detainer cases dismissed.
Download the free 3 day notice to pay rent California PDF at the end of this article.
A three day notice to pay rent (officially called a “Three-Day Notice to Pay Rent or Quit” under California Code of Civil Procedure § 1161(2)) is the required first step before you can file an eviction lawsuit (unlawful detainer) when a tenant fails to pay rent. The notice gives the tenant exactly three full days to either pay the full amount owed or move out.
If the tenant does neither, you may file an eviction case on the fourth day after service.
As of 2025, California law still requires:
Source: California Civil Code § 1946.2 and CCP § 1161(2) – latest legislative text available on leginfo.legislature.ca.gov
Follow my exact process to avoid dismissal:
California courts dismiss more unlawful detainer cases for improper service than for any other reason. Use one of these three methods:
| Method | When to Use | Time Calculation |
|---|---|---|
| Personal service | Best – hand directly to tenant | 3 full days start the next day |
| Substituted service + mailing | Tenant not home but adult at residence | 3 days + 5 calendar days for mailing |
| Post and mail | Last resort – no one home after reasonable attempts | 3 days + 5 calendar days |
Click here to download the free 3 day notice to pay rent or quit California PDF – instantly downloadable, fillable fields, Judicial Council compliant layout.
Under the RSO and Just Cause Ordinance, you must include additional language about relocation assistance if the tenant has lived there 12+ months.
The 3-day notice to quit San Francisco must cite the specific San Francisco Rent Ordinance section and include the Rent Board phone number.
Requires additional COVID-19 repayment language if any back rent is from March 2020–September 2023.
My free template includes optional local-addendum boxes you can check and fill for these cities.
Can I email or text the 3 day notice?
Only if the tenant previously agreed in writing to accept service that way (very rare).
What if the tenant pays on day 3?
You must accept full payment and the notice becomes void.
Can I charge late fees or legal fees in the notice?
Only late fees allowed by the lease or local law – never attorney fees or court costs at this stage.
Does the 3-day notice expire?
No – once properly served, it remains valid forever unless you accept rent for a new period.
I’ve personally used this exact pay or quit notice California form in hundreds of successful unlawful detainer cases in Los Angeles, Orange, Riverside, and San Diego counties. However, this article and template are for informational purposes only and do not constitute legal advice. Laws change frequently, and your specific situation may have unique facts. Always consult a licensed California attorney or your local landlord-tenant legal aid clinic before serving any eviction notice.
Download your free California 3 day eviction notice form PDF now and stay compliant in 2025 and beyond.
→ DOWNLOAD FREE 3-DAY PAY OR QUIT NOTICE CALIFORNIA 2025 PDF