A California landlord must give at least 30 days’ written notice to raise rent by 10% or less and 90 days’ for an increase of more than 10% (Civ. Code § 827). To end a month-to-month tenancy, the owner generally gives 60 days’ notice (30 days if the tenant has lived there less than a year) (Civ. Code § 1946.1) — and most tenants who have lived there 12 months or more also require a stated “just cause.” Three-day notices for non-payment or lease violations follow Code Civ. Proc. § 1161.
How much notice is required for a rent increase?
Under Civil Code § 827(b), for a month-to-month tenancy the landlord must deliver a written notice before the increase takes effect:
- 30 days if the increase, together with all increases in the prior 12 months, is 10% or less of the rent charged at any time in the prior 12 months.
- 90 days if the increase is more than 10%.
If the notice is served by mail, additional days are added under Code Civ. Proc. § 1013. Fixed-term leases generally can’t be increased mid-term unless the lease allows it. Covered properties must also stay within the AB 1482 cap and any local rules. Use the wizard to check the maximum and see the notice period for your numbers.
Both the cap and the 10% notice threshold look back over the prior 12 months, so earlier increases count.
How much notice does a landlord need to end a tenancy?
For a periodic (for example, month-to-month) tenancy where no just-cause rule applies, Civil Code § 1946.1 requires the owner to give 60 days’ written notice if any tenant has lived in the unit for one year or more, or 30 days’ if all tenants have lived there less than one year. A tenant who wants to leave gives 30 days’ notice.
If the just-cause law applies (generally after 12 months of occupancy), the notice must also state the legal reason, and no-fault reasons carry a relocation payment or rent waiver. A notice that omits required content is void.
Some housing programs require longer notice. For example, Civil Code § 1954.535 sets a 90-day notice for certain subsidized tenancies.
How do 3-day notices work?
Code of Civil Procedure § 1161 requires a three-day notice before an unlawful detainer (eviction) lawsuit in these common situations:
- Pay rent or quit — for unpaid rent. It must state the exact amount due, the name, phone number and address of the person to pay (and, if applicable, payment details), and the days and hours payment may be made.
- Perform covenants or quit — for a curable lease violation. It must give the tenant time to fix the problem. Under the just-cause law, a curable violation requires this notice first.
- Quit — for certain violations that can’t be cured, such as nuisance, waste or unlawful use.
Since 2025, weekends and judicial holidays are excluded when counting the three days (the rule became operative February 1, 2025). confirm the current effective date and wording of the three-day counting rule on leginfo before relying on this summary A rent demand that includes amounts other than rent, or is for the wrong amount, can make the notice defective, so many owners have counsel review it.
How must a notice be served?
Notices under § 1161 may be served (Code Civ. Proc. § 1162) by:
- delivering a copy to the tenant personally;
- if the tenant is absent from both home and usual place of business, leaving a copy with a person of suitable age and discretion at either place and mailing a copy to the tenant’s residence; or
- if neither place can be determined or no suitable person can be found, posting a copy in a conspicuous place on the property, delivering a copy to a resident if one is found, and mailing a copy to the property address.
Rent-increase notices under § 827 and termination notices under § 1946.1 use the service rules in those statutes and in CCP § 1013 (service by mail). Keep proof of service.
What if the tenant doesn’t leave after the notice period?
The owner must file an unlawful detainer case and win a court judgment; only the sheriff can remove a tenant. California law prohibits “self-help” evictions, such as changing the locks or shutting off utilities to force a tenant out (Civ. Code § 789.3). The Judicial Council’s self-help center has plain-language steps for landlords.
Frequently asked questions
Do I need a reason to end a month-to-month tenancy?
Not always. If the tenant has lived in a covered unit for 12 months or more, the just-cause law generally requires a stated at-fault or no-fault reason. Some local ordinances require just cause from day one. Exempt properties (for example, a qualifying single-family home with the proper notice) follow the 30/60-day rule without a reason.
Can a rent increase notice be sent by email?
Only if the lease or a written agreement allows it. Statutory notices must be served by one of the methods the code allows; confirm service rules with your attorney or the Judicial Council self-help page before relying on email.
Does the 3-day notice count weekends?
Not since the 2025 change: the three days exclude Saturdays, Sundays and judicial holidays. Count carefully, and see the statute.
What happens if I give too little notice?
A defective notice can be void, which can delay or defeat an eviction and may expose the owner to damages. Re-serve a corrected notice rather than relying on an invalid one.
Which official sources should I read?
- Civ. Code § 827 (rent increase notice)
- Civ. Code § 1946.1 (termination notice)
- Code Civ. Proc. § 1161 (three-day notices)
- Code Civ. Proc. § 1162 (service of notices)
- Civ. Code § 1954.535 (subsidized housing notice)
- Judicial Council self-help — giving notice and evictions
This guide is general information about California law as of Nov 3, 2026, and local ordinances may be stricter. Confirm with the linked sources or a qualified attorney. Read the disclaimer.