What a notice to cure a lease violation has to say
A notice to cure tells the tenant in writing what rule they broke, what they must do to fix it, and by what date. The days allowed vary: Washington gives 10 days for most non-rent violations, Arizona gives 10 days for a material violation (5 when health or safety is affected), and Oregon's notice sets a cure date at least 14 days out when the problem can be fixed. This is general information, not legal advice; check your state and your lease.
What a notice to cure is
It is a written notice for a violation other than unpaid rent: a pet that the lease does not allow, an unauthorized occupant, noise, or a damaged fixture. It gives the tenant a chance to fix the problem and keep the lease. If the tenant does not, the notice is the first step in whatever your state allows next. Unpaid rent is handled by a separate kind of notice.
What the notice usually contains
- The tenant's name, the unit address and the date of the notice.
- The lease clause or rule that was broken, quoted or cited.
- The facts: what happened, where, and on what date or dates, in neutral words.
- What the tenant must do to cure it, as a specific action.
- The date by which it must be done, counted the way your state counts days.
- What may happen if it is not cured, as your state allows.
- Your name and contact details and how the notice was delivered.
Keep the facts short and checkable. "On May 3 at 9:40 pm a neighbor reported loud music in 12B" is a fact. "The tenant is inconsiderate" is not.
How the cure period differs
| State | What the statute says | Source |
|---|---|---|
| Washington | For a failure to keep a lease condition other than paying rent, a written notice requiring the tenant to perform the condition or leave, which stays uncomplied with for 10 days after service. | RCW 59.12.030(4) |
| Arizona | A written notice specifying the acts and omissions, with termination not less than ten days after receipt if the breach is not remedied in ten days (five days when the breach affects health and safety); a remedied breach does not end the lease. | ARS 33-1368 |
| Oregon | A notice that gives a termination date at least 30 days out and, if the violation can be cured, names a cure date at least 14 days after delivery (shorter for some one-time acts). | ORS 90.392 |
Notice of this kind may be restricted in your area, may need a particular form, and may need to be delivered in a particular way. Some cities add protections. These three entries are examples of the pattern, not a map of the country.
Common mistakes to avoid
- Using a notice meant for unpaid rent for a different kind of violation.
- Counting days wrong: some states count from delivery, some from mailing, some exclude weekends.
- Describing a general complaint, not a specific act and date.
- Accepting rent after the notice without checking how that affects the notice in your state.
- Retaliating against a tenant who just made a complaint or asked for repairs.
After the cure date
On the cure date, check whether the problem was fixed, and write down what you saw, with a date and a photo or a note. If it is fixed, send a short message saying the matter is closed. If it is not, the next step depends on your state; many require another notice or a court case before a tenant can be made to leave, and a tenant may not be locked out or have services shut off. Check your state before you do anything else.
Treat repeated violations the same way each time and keep every notice in the tenant's file.
How DoorKeeping handles it
Ask Claude or ChatGPT to pull the lease clause, the dates of complaints and your earlier emails for a unit, and draft the notice from your facts. You edit it, check it against your state's rules, and approve it. Notices have a legal effect, so DoorKeeping always waits for your approval before one is sent.
The sent notice, its date and the delivery email are filed under the unit, so you can show later what was said and when. DoorKeeping does not give legal advice and does not choose the cure period for you.
Sources
- RCW 59.12.030, Unlawful detainer defined, Washington Legislature, read Oct 30, 2026
- ARS 33-1368, Noncompliance with rental agreement by tenant, Arizona Legislature, read Oct 30, 2026
- ORS 90.392, Termination of tenancy for cause, Oregon statutes, read Oct 30, 2026
Questions
- How many days do I give a tenant to cure a lease violation?
- It depends on your state: 10 days in Washington for most non-rent violations, 10 days in Arizona (5 when health or safety is affected), and at least 14 days in Oregon when the violation can be cured.
- Is a notice to cure the same as an eviction?
- No. It is a written notice that comes before any court case, and it gives the tenant a chance to fix the problem.
- Can I email a notice to cure?
- Only if your lease and your state allow it. Some states require a particular delivery method. Check them first.