How much notice does a tenant have to give before moving out?
For a month-to-month tenancy the tenant usually must give written notice of 20 to 30 days before the end of a rental period: 20 days in Washington, 30 days in Oregon and Arizona. A fixed term lease normally ends on its end date with no notice, unless the lease says otherwise. Check your state and your lease.
The usual rule by lease type
| Lease type | Usual notice from the tenant | Where it comes from |
|---|---|---|
| Month-to-month | 20 to 30 days in writing before the end of a rental period, depending on the state | State statute |
| Fixed term (such as 12 months) | None required at the end date, but many leases ask for 30 to 60 days of notice if the tenant will not renew | The lease |
| Ending early | Whatever the lease says, plus any state right to end early | Lease and state law |
Three states, from the statutes
- Washington: a month-to-month tenancy ends by written notice of 20 days or more before the end of any month or rental period, given by the tenant to the landlord (RCW 59.18.200). A tenant in the armed forces who gets permanent change of station or deployment orders may end a rental agreement with less than 20 days notice.
- Oregon: the tenant may end a month-to-month tenancy by giving written notice not less than 30 days before the termination date in the notice (ORS 90.427).
- Arizona: either side may end a month-to-month tenancy by written notice at least thirty days before the periodic rental date specified in the notice (ARS 33-1375).
Notice is counted to the end of a rental period. Where a rule speaks of the end of a month or the periodic rental date, a notice given on the 20th may not end the tenancy at month-end.
Example a made-up tenant pays on the first of the month in a state with a 30 day rule. A written notice delivered on June 5 names a move-out date. The earliest rental date at least 30 days later is August 1, so the tenancy ends July 31 in a plain reading. Your state's counting rules may differ.
What a good move-out notice includes
- The tenant's name and the unit address.
- The date the tenant will move out.
- A forwarding address for the deposit.
- A signature, or a clear email from the tenant.
Reply within a day or two to confirm the date and the next steps: the move-out walk-through, key return, the deposit timeline, and final utilities. A reply in writing closes any later argument about the date.
If the notice is short or missing
A notice that comes late does not end the tenancy early in most states. The tenant may owe rent for the period the notice should have covered. Whether you can collect it, and how much you must try to re-rent the unit, depends on your state. Do not assume; look it up before you deduct anything from the deposit.
What happens after the notice
- Confirm the move-out date and the last day rent is due.
- Offer a walk-through, and tell the tenant when keys and garage openers are due.
- Ask for a forwarding address for the deposit.
- Start marketing the unit once the date is firm.
- After the walk-through, send the itemized deposit statement inside your state's deadline.
If the tenant gives notice and later wants to stay, you can agree in writing. You are not required to, and a new written agreement avoids confusion about which notice controls.
How DoorKeeping handles it
When a tenant emails a move-out notice, you can ask Claude or ChatGPT to log it against the lease, show the earliest legal move-out date for your state's rule if you tell it the rule, and draft the reply. The reply, the notice and the walk-through date are filed with the tenancy.
Because DoorKeeping also holds the lease, it can show when the unit becomes vacant, which is the point to start listing it. You approve every email before it is sent.
Sources
- RCW 59.18.200, Tenancy termination, Washington Legislature, read Oct 30, 2026
- ORS 90.427, Termination of tenancy, Oregon statutes, read Oct 30, 2026
- ARS 33-1375, Termination of tenancy, Arizona Legislature, read Oct 30, 2026
Questions
- How much notice does a month-to-month tenant have to give?
- It depends on the state: 20 days in Washington, 30 days in Oregon and Arizona, all in writing and counted before the end of a rental period.
- Does a tenant with a fixed term lease have to give notice?
- Usually the lease simply ends on its end date. Many leases ask for notice if the tenant will not renew. Read the lease.
- Can a tenant give notice by email?
- Often the lease or state law decides. An emailed notice that the landlord acknowledges in writing is a good record.