The notice a housing provider serves when a tenant breaks a lease rule that can be fixed: fix it within 3 court days.
It’s a yellow card, not a red one. The owner writes down exactly which lease rule was broken — a dog with no permission, an extra roommate, a car parked on the lawn, an unpaid late fee — and gives the tenant 3 court days to fix it. Weekends and court holidays don’t count. Fix it in time and the tenancy goes on. If the home is under the state Tenant Protection Act (TPA, also called AB 1482), not fixing it only opens the door to a second notice, a Notice to Quit. If it isn’t, the tenancy ends right there.
Our own plain-language summary of each paragraph. Not the form text.
Explains the TPA: a rent cap plus a short list of legal reasons to end a tenancy (“just cause”). Lists the common exemptions: a single-family home or condo not owned by a corporation, REIT or LLC with a corporate member — only if the tenant got written notice of the exemption; buildings less than 15 years old; a duplex where the owner lived in the other unit the whole time; renting up to 2 rooms or units in the owner’s own home; sharing a kitchen or bath with the owner. Then: talk to an attorney, don’t use it for money more than 1 year old, don’t e-sign, and watch for CARES Act loans and city ordinances.
Every adult tenant’s name, “and any other occupants”, the full address with unit number, and a second mailing address if there is one.
Tick one box: covered by the TPA, or not. Then fill in paragraph 2 or paragraph 3 — never both. Guess wrong here and the whole notice can fail.
Within 3 court days the tenant must do the item checked: (1) sign a lease renewal of similar length and terms (a TPA-legal increase still counts as similar); (2) let the owner in for repairs, showings or other lawful reasons; (3) pay a past-due amount that is not rent, with who to pay, their phone, address and hours; or (4) fix another lease breach you describe. ¶2B: if they don’t, the tenancy “may be terminated by a 3-day notice to quit” — a second notice, with no new chance to fix. Then a lawsuit and up to $600 in damages (CCP 1174).
Within 3 court days — or longer, if you write more days for item (3) — the tenant must fix it or move out. Options: (1) allow entry; (2) pay a past-due amount that is not rent; (3) perform a lease duty or fix a breach, with the number of days (at least 3). ¶3B: if not, the tenancy is over — one notice, not two. Lawsuit, up to $600, lease forfeited, and a credit-report warning (Civ. 1785.26).
A reminder that city or county rules can be stricter than the TPA. San Jose apartments with 3+ units are under the city’s Tenant Protection Ordinance (TPO). Not sure? Get a lawyer before serving.
The owner or agent signs and dates it, in ink.
Same strict order as every 3-day notice. A: hand it to the tenant. B: leave it with a responsible adult at home or work, and mail a copy. C: only if A and B fail, post it on the property and mail a copy. Email doesn’t count. The server signs under penalty of perjury.
Why it is filled in this way
“They didn’t fix it, so I can file.” In a TPA home, no. The PCQ is step one. You still owe a Notice to Quit before any lawsuit. Skip it and the judge sends you back to the start.
“Served Tuesday, done by Friday.” Served Tue 11/24/2026, it runs to Tue 12/1/2026. Thanksgiving, the day after, and the weekend don’t count.
“Throw the late fee on the rent notice.” Rent goes on a PRQ, everything else goes here. Mixing them is how a winnable case gets dismissed.
Ken will reply and help you double-check the dates. No spam.
408-666-2825