As a California landlord attorney and template designer with over 12 years of experience drafting eviction forms for property owners across Los Angeles, San Diego, San Francisco, and Sacramento, I’ve helped thousands of landlords serve legally compliant California eviction 3 day notice forms. In this comprehensive guide, I’m providing you with a completely free, up-to-date 2025 3 day pay or quit form California template that meets all current Civil Code and Judicial Council requirements — plus step-by-step instructions on how to fill it out, serve it, and avoid the most common (and expensive) mistakes.
Important Disclaimer: This article and the downloadable 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 local landlord-tenant legal aid organization before serving any eviction notice.
Download Free 2025 California 3-Day Pay or Quit Notice Template (PDF)A 3 day pay or quit form California (officially called a “Three-Day Notice to Pay Rent or Quit”) is the mandatory first step in virtually every unpaid-rent eviction case in California. Under California Code of Civil Procedure § 1161(2), the tenant has three days (excluding weekends and court holidays if personally served) after proper service to either pay all past-due rent in full or vacate the premises. If they do neither, the landlord may file an unlawful detainer (eviction) lawsuit.
This is not the same as a 3-day notice to perform covenant or quit (for lease violations) or a 3-day notice to quit (for nuisance or illegal activity). Those are separate forms with different rules.
You may serve a California three day notice to pay or quit only when:
Source: California Courts Self-Help Guide – courts.ca.gov/27800.htm and IRS Revenue Procedure regarding rental assistance reporting.
I’ve updated my template to include every mandatory field required by California law in 2025, including:
| Section | What to Write | Common Mistake |
|---|---|---|
| 1. Tenant Names | List EVERY adult occupant and “all unknown occupants” | Leaving off one tenant = notice invalid |
| 2. Premises Address | Include unit #, city, ZIP — exactly as in lease | Wrong ZIP code has voided notices |
| 3. Rent Due | Only rent — NO late fees, utilities, or legal fees | Adding late fees makes notice defective (Civ. Code § 1161.1) |
| 4. Daily Rent Rate | Mandatory in 2025 — calculate monthly rent ÷ 30.4167 | Courts now reject notices missing this |
| 5. Payment Methods | List exact acceptable methods and locations | Vague “pay online” has been ruled insufficient |
Monthly rent: $2,800
Due date: 1st of each month
Tenant paid nothing for October & November 2025
Notice served November 15, 2025
Amount owed = $2,800 (Oct) + $2,800 (Nov) + ($2,800 ÷ 30.4167 × 14 days in Nov) = $5,600 + $1,289.47 = $6,889.47
Cite: See IRS guidelines on proration and CCP § 1161
California law is extremely strict. The most common reason landlords lose eviction cases is defective 3 day notice proof of service California.
Always complete the Proof of Service on page 2 of the template the same day you serve.
| Type | When to Use | Curable? |
|---|---|---|
| Pay Rent or Quit | Non-payment of rent | Yes — pay full amount |
| Perform or Quit | Lease violation (pets, noise, unauthorized occupant) | Yes — fix within 3 days |
| Unconditional Quit | Nuisance, illegal activity, subletting breach | No — must vacate |
In Los Angeles, you must also attach the LAHD “Notice of Tenant Rights” flyer and check the just-cause box (non-payment is still just cause). My free template includes optional Los Angeles and San Francisco addendums that appear only when you select those cities.
Can I accept partial payment after serving the notice?
No. Accepting any payment (even $1) waives the notice and you must start over.
Does the 3-day notice include weekends?
Only if you used substituted or posted service. Personal service excludes Saturdays, Sundays, and judicial holidays.
Can I email or text count as service?
No — California still requires in-person or posted service for eviction notices.
Serving a perfect 3 day notice to pay or quit California is the foundation of every successful eviction case. One typo or missing paragraph can cost you months and thousands in lost rent.
Download my attorney-reviewed, 2025-compliant template now and serve with confidence.
DOWNLOAD FREE 2025 CALIFORNIA 3-DAY PAY OR QUIT NOTICEUpdated November 2025 | © California Landlord Forms | Not legal advice — consult an attorney for your specific case.