Selling a rented home? One written notice lets you give oral 24-hour notice for each showing, for 120 days.
When a rented home goes on the market, buyers want to see it — sometimes several times a week. Writing a new paper notice for every visit gets old fast. The NSE is the shortcut. The owner gives one written notice that says “this home is for sale.” For the next 120 days, each showing can be set up by phone or in person, at least 24 hours ahead, during normal business hours. Think of it as a season pass for showings. It expires. And every single visit still needs a heads-up.
Tap a part to open it. These are our words, not the form’s.
Tenant names plus “any other occupants,” the full address and unit number, and a line for a different notice address if the lease has one.
Says the owner is selling. Under Civil Code §1954, for the next 120 days the owner or the owner’s agent may enter during normal business hours, with 24 hours’ oral notice, to show the home to buyers. The oral notice still has to give the date, the approximate time and the purpose. The law adds one more duty the form doesn’t spell out: after each visit, leave written evidence of the entry inside the unit — a short note is enough.
The owner or agent signs and dates. Two lines in case there are two owners.
Who delivered it and when. A, personal delivery: (1) handed to the tenant; (2) left with a responsible adult at the unit; or (3) left on, near or under the usual entry door where a reasonable person would find it. B, mail: the first entry must be at least 6 days after the mailing date. The server signs and prints a name. Keep a copy — it’s your proof the 120 days started.
A sample, not a copy of the form. Names and address are made up.
“With an NSE, agents can come anytime for 120 days.” No. It only lets each notice be oral. Every showing still needs 24 hours, a date, a time window and business hours. Tenants know this now — they Google it.
“Selling the house ends the lease.” It doesn’t. The buyer takes the home with the tenant in it, unless the tenancy is ended the legal way. Price and plan for that from day one.
Forgetting the note inside. After every entry, leave written evidence that someone came in. Most agents skip it. It’s the law, and it’s the cheapest goodwill you’ll ever buy with a tenant.
Vertical video, 45 seconds.
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