Used to end a month-to-month rental with 30, 60 or 90 days’ notice. See which one, the move-out date, and whether you need a legal reason.
Think of a month-to-month rental like a bus pass that renews itself every month. The NTT is the written note that says: this pass stops on a certain day. How far ahead you warn depends on how long people have lived there. Someone moved in less than a year ago? 30 days. Everyone there a year or more? 60 days. Most tenants with government rent help get 90. In California, many rentals also need a legal reason (“just cause”) under AB 1482. And the paper alone removes nobody — if the tenant stays, only a court can.
Tap a part to open it. These are our words, not the form’s.
A short summary of AB 1482: a rent cap, plus a short list of legal reasons to end a tenancy. It lists the common exemptions: a single-family home or condo not owned by a corporation, REIT or LLC with a corporate member (only after the tenant got written notice of the exemption); buildings newer than 15 years; an owner-occupied duplex; an owner renting up to two rooms in the home they live in; and a tenant who shares a kitchen or bath with the owner. It points to other forms — PRQ for unpaid rent, PCQ for a fixable lease breach, NTQ for nuisance or crime — and warns about city rules. Remove this page before you serve.
Name every tenant, then “any other occupants,” then the full address with unit number. A wrong unit number is one of the easiest ways to lose in court.
Check one box: covered, or not covered. Covered → fill paragraph 2. Not covered → fill paragraph 3. Never both. This one box decides which rulebook you play by.
Ends the tenancy 60 days after service (or a later date you write in) for one of four reasons: (1) the owner or close family moves in — the tenant must have agreed to this earlier in writing (C.A.R. RCJC), with NTT-FM attached; (2) taking the unit off the rental market; (3) demolishing or substantially remodeling — NTT-RD attached; (4) a government or court order, or a local law, says the unit must be vacated. Relocation money equals one month’s rent: either waive the last month’s rent, or pay the tenant directly within 15 calendar days. Since SB 567 (4/1/2024), the owner or relative must move in within 90 days and stay 12 months, and a remodel notice must describe the work and attach the permits.
If every tenant has been there under 12 months — or one is under 12 months and nobody has reached 24 — just cause hasn’t started yet. A 30-day notice works without a reason.
No reason needed. 3A: 60 days when everyone has lived there a year or more. 3B: 30 days when at least one tenant or resident has been there under a year. 3C: 90 days when the tenant is in a government rental assistance program, such as Section 8.
Even after a year, 30 days is enough when all six are true: a signed contract to sell to a real person (not a company); the buyer will live there at least a year; escrow is open with a licensed escrow company or broker; escrow opened 120 days or less before this notice; the home is a single-family house or condo on its own title; and the tenant never got an earlier termination notice. Miss one and it’s back to 60 days.
¶4: if the tenant is still there after the date, the owner can file an eviction case for possession and damages. ¶5: a required notice that a former tenant can reclaim belongings left behind; storage costs grow the longer they wait. Then the owner or agent signs and dates.
Who served it, when, and how. The order matters. A: hand it to the tenant first. B: substituted — left with a responsible adult at home or work, plus a mailed copy — only if the tenant is away. C: posted on the door plus mailed, only if nobody suitable can be found. D is the other route: certified or registered mail, then wait 5 extra days (10 if served in another state, 20 outside the U.S.) before filing. Email never counts. The server signs under penalty of perjury. Nobody may charge the tenant a fee for serving.
A sample, not a copy of the form. Names and address are made up.
“It’s a single-family home, so it’s exempt.” I see this every year. No written exemption notice in the lease, no exemption. That 60-day no-cause notice is then worthless, and the owner starts over — with relocation money this time.
“I’m selling, so 30 days.” Only if all six sale boxes are true and the home isn’t covered by AB 1482. Miss one box: 60 days. Under AB 1482, a sale alone isn’t a reason at all.
“I’ll pay relocation when they move out.” Too late. SB 567 says within 15 calendar days of the notice, or waive the last month’s rent. Pay late and you hand the tenant’s lawyer a defense.
Vertical video, 45 seconds.
Ken will reply and help you check your exact situation. No spam.
408-666-2825