New York Eviction Notice Template (PDF & Word) – 2026

There is no shortage of free eviction notice templates online. The problem is that most of them are either incomplete (missing the disclosures or signature blocks that matter) or so heavily watermarked and bait-and-switch that they’re functionally useless. This one isn’t. Download in PDF or Word, customize the bracketed fields, and you are done.

This page provides a free, New York-compliant Eviction Notice template in both PDF and Microsoft Word format. The template incorporates New York-specific statutory references, mandatory disclosures, and best-practice provisions. Download the version that fits your workflow, customize the bracketed fields, and execute according to the signing instructions below.

A Concrete Example

A tenant in New York stops paying on the first of the month. On the fifth, the landlord serves a pay-or-quit notice. Under New York law, the tenant has 3-14 days (depending on the state) to either pay in full or vacate. If they do neither, the landlord files an unlawful detainer / dispossessory action in housing court. From notice service to writ of possession typically runs 30-60 days for uncontested cases, 90-180 days for contested ones.

The single most common reason eviction actions are dismissed: the pay-or-quit notice was defective. Wrong cure period (used 3 days where 7 was required), demanded the wrong amount (included late fees on top of rent when state law requires demanding rent only), or was improperly served. Each of those is grounds for dismissal — which then forces the landlord to start over from a new notice, losing weeks. The template below uses the right format for each state, with proper service certifications attached.

New York Eviction Notice: Legal Framework

New York eviction notice periods were significantly extended by the 2019 HSTPA:

• 14-Day Demand for Rent (RPAPL §711(2)): Required before commencing a non-payment proceeding. Previously 3 days; HSTPA extended to 14.
• 30-Day Termination Notice: For tenants who have occupied the unit less than 1 year.
• 60-Day Notice: For tenants occupying 1-2 years.
• 90-Day Notice: For tenants occupying more than 2 years.
• Service: Personal delivery, substituted service, or «conspicuous place» service (affixed to the door plus mailing).
• Filing: After the notice period expires, the landlord files a petition in Housing Court (NYC) or Justice Court (outside NYC). Right to counsel applies in NYC for low-income tenants.

Key Provisions to Include

• Tenant identification. Full name of every tenant on the lease. Missing a tenant invalidates the notice as to that tenant.
• Property address. Complete address including unit number.
• Reason for notice. Specify the ground — non-payment, lease violation, holdover, etc. State the statutory subsection.
• Amount due (if non-payment). Exact rent owed, with no inclusion of late fees, interest, attorney fees, or charges other than rent (states differ on what may be demanded with rent).
• Cure period. The exact deadline for cure or vacancy, expressed as a specific date if possible.
• Landlord contact information. Address and phone where the tenant may deliver rent or cure.
• Service certification. Method, date, and time of service, signed by the person who served the notice.
• Signature. Landlord’s or property manager’s signature and date.

Common Mistakes to Avoid

• Including non-rent charges in a pay-or-quit notice. Most states limit the demand to rent only. Including late fees or other charges invalidates the notice.
• Miscounting the cure period. Calendar days vs. court days, weekends and holidays, and the date of service vs. expiration all matter. Off-by-one is fatal.
• Improper service. Personal delivery is always preferred. Posting alone is rarely sufficient without proof the tenant could not be located.
• Filing the eviction action before the notice expires. Premature filing requires dismissal and re-service.
• Accepting partial payment. In most states, accepting partial rent waives the right to evict for non-payment of that period. Have a written agreement before accepting partial payment.
• Self-help. Changing locks, removing tenant property, or shutting off utilities is illegal in every state and exposes the landlord to substantial damages.
• Wrong notice type for the ground. A 3-day pay-or-quit cannot be used for a lease violation; a 30-day no-fault notice cannot be used to evict for non-payment.

Frequently Asked Questions

What is the difference between a notice to quit and an eviction?

The notice is the pre-litigation demand. The eviction (unlawful detainer / summary process / Housing Court action) is the court case the landlord files if the tenant does not cure or vacate by the notice deadline.

Can a landlord evict without a court order?

No. Self-help eviction — changing locks, removing belongings, shutting off utilities — is illegal in every U.S. state. Only a sheriff or marshal acting on a court-issued writ may physically remove a tenant.

How long does the entire eviction process take?

It varies dramatically by state. Texas and Florida summary proceedings can take 21-45 days from notice to writ of possession. California typically takes 45-90 days. New York can take 6-12 months in NYC Housing Court.

Can I evict for non-payment if the tenant pays after the notice expires?

Generally, if the tenant pays the full demanded amount within the cure period, you must accept it and dismiss the action. Acceptance after expiration but before filing is usually treated as waiver.

Does the tenant have a right to a jury trial?

In most states, yes, for unlawful detainer / eviction cases, but the tenant must affirmatively demand jury trial and may have to post a bond.

Can I evict during a lease term for non-payment?

Yes. The lease term does not protect the tenant from eviction for material breach of the lease, including non-payment of rent.

What if my tenant is military?

The federal Servicemembers Civil Relief Act (SCRA) provides protections — leases can be terminated on PCS orders, and evictions of active-duty military or their dependents require court approval and a stay if the service member’s rights are materially affected.

Do I need a lawyer to evict?

Many states allow landlords to file eviction actions pro se, particularly in small claims or justice court. For commercial evictions, complex disputes, or cases with multiple tenants, an attorney is recommended.

Download the Free New York Eviction Notice

Both versions below are the same New York-compliant document, formatted for different workflows. The PDF is ready to print and execute. The Word version is editable in Microsoft Word, Google Docs, or LibreOffice.

Important — read before downloading: this template is an educational resource, not a legal opinion. The structure and provisions follow standard U.S. practice but cannot account for every state-specific quirk or fact pattern. Treat it as 80% of the work done, with the remaining 20% being the customization to your specific transaction. A licensed attorney in your state should review the executed document if anything material is at stake.

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