Lease Violation Notice Cure Periods and Delivery by State
A cure period is the time a tenant has to fix a lease violation. To calculate it, start with the rule for the property and the type of breach, then check when the chosen delivery method starts the clock. The deadline to correct the violation can differ from the date the tenancy ends or the date a landlord can file in court.
Laws reviewed .
Compare seven states
These examples cover specified residential non-rent violations. The lease, local rules, and housing programs can impose additional requirements.
| State | Time to cure | Delivery and timing |
|---|---|---|
| Arizona | 10 days after receipt for the ordinary material lease breach under § 33-1368(A). A separate five-day rule covers certain health and safety breaches. | Hand delivery can establish receipt immediately. For registered or certified mail, use actual receipt or five days after mailing, whichever is earlier. Cure statute · Receipt rule |
| Arkansas | 14 days after receipt under § 18-17-701(a). The notice must specify a conditional termination date at least 14 days after receipt. Adequate correction before the specified date preserves the tenancy for a remediable breach. | Deliver a written notice describing the acts or omissions. Record receipt before calculating the dates. Arkansas act, § 18-17-701 |
| Florida | 7 days for a violation that qualifies for an opportunity to cure under § 83.56(2)(b). The statute addresses similar violations that recur within 12 months. | Section 83.56(4) allows mailing, delivery of a true copy, qualifying email under § 83.505, or leaving a copy at the residence if the tenant is absent. Check the requirements of the method you use. Florida statute |
| Indiana | A reasonable amount of time to correct a covered statutory tenant-duty violation. § 32-31-7-7 gives no fixed number of days for this branch. | Give notice of the specific noncompliance. If the landlord has already repaired physical damage caused by the breach, subsection (c) addresses a separate notice documenting the repairs and cost. Indiana Code §§ 32-31-7-5 and 32-31-7-7 |
| New York | 10 days from receipt for a qualifying substantial tenancy violation in housing covered by the Good Cause Eviction Law. | Give written notice and verify coverage, service and any longer period. Rent-regulated housing can follow separate rules. Good Cause cure rule · Coverage |
| Oregon | In the ordinary § 90.392 branch, at least 14 days to cure and a separate conditional termination date at least 30 days after delivery. | Personal delivery and first-class mail are among the statutory methods. First-class mail alone adds three days to the notice periods. Combined mailing and attachment has its own conditions. ORS §§ 90.155, 90.160 and 90.392 |
| Washington | 10 days after service to perform a covered non-rent covenant under RCW 59.12.030(4). | Personal delivery is one method. The other statutory methods combine mailing with additional steps, and the statute adds five days before an action can commence when service is made by mail. Check local requirements before serving. Cure statute · Service statute |
How mailing changes the deadline
Arizona uses mailing to determine when the tenant received the notice. Oregon generally adds days to the notice periods when using first-class mail alone. Washington's service statute adds time before filing an action when service is made by mail. Before choosing a date, check whether the law changes the receipt date, the cure deadline, or the earliest filing date.
What to record before you serve a lease violation notice
- Identify the applicable lease clause or tenant duty and describe what happened, when, and where.
- Say what the tenant can do to fix the problem. Check if the same conduct has already been the subject of a notice.
- Choose a permitted delivery method, verify which date starts the clock, and print each required deadline separately.
- Keep the exact notice and proof of how and when it was delivered.
For examples of counting calendar days and court days, read How to Count the Days in a Lease Violation Notice.
The tool has a state selector, state guidance and a fillable blank PDF. Check the scope shown for your state before using a form.