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Month-to-month lease agreement
General information, not legal advice
How a month-to-month tenancy works
A month-to-month tenancy renews each month until the landlord or the tenant gives notice to end it. It suits a short stay, a trial period, or the time after a fixed term ends.
Ending it
Each state sets its own notice to end a month-to-month tenancy. Some count days, and others run to the end of a rental period or to a rent day. The table below gives each state's rule and the statute that sets it.
Raising the rent
Rent increase notice rules differ by state too, and some cities add their own. The table shows the state rule where a statute sets one; the state's law page has the detail.
In the Rentari lease
Choose month-to-month as the lease type, or set a fixed-term lease to convert to month-to-month when its term ends. The lease for your state carries its notice rule.
Month-to-month notice by state
| State | Notice to end | Rent increase notice |
|---|---|---|
| Alabama | 30 days written notice before the periodic rental date it names Ala. Code § 35-9A-441(b) |
No state rule the Act sets no notice period or limit Ala. Code §§ 35-9A-101 to 35-9A-603 |
| Alaska | 30 days written, before the rental due date it names; 14 days week to week AS 34.03.290(b) |
At least 30 days month-to-month increases: Department of Law guidance Alaska Department of Law: rent increases, page 21 |
| Arizona | 30 days before the rental date named in the notice A.R.S. § 33-1375(B) |
Check tenancy terms monthly termination procedure: 30 days before a rental date A.R.S. title 33, chapter 10 A.R.S. 33-1375(B) |
| Arkansas | 30 days written notice before the termination date Ark. Code Ann. § 18-17-704(b) |
At least one rental period Attorney General guidance, including oral and written leases Arkansas Attorney General: rent-change notice |
| California | 60 or 30 days 30 days if any tenant or resident has lived there less than a year; just cause may also be needed Cal. Civ. Code § 1946.1(b), (c) |
30 or 90 days 90 days when increases over 12 months pass 10 percent Cal. Civ. Code § 827(b)(2), (b)(3) |
| Colorado | 21 days for a tenancy of one month to under six months; 28 or 91 days for longer ones C.R.S. § 13-40-107(2) |
60 days where there is no written agreement; once per 12 months C.R.S. § 38-12-701(2)(a) C.R.S. § 38-12-702(1) |
| Connecticut | A tenancy without a fixed term is month to month, or week to week when rent is paid weekly. To end it, the landlord serves a notice to quit that gives at least three days before the quit date. This page did not find a longer notice period for ending a month-to-month tenancy, but not every section of the eviction chapter was read. Conn. Gen. Stat. § 47a-3b Conn. Gen. Stat. § 47a-23(a) |
45 days written, before the increase takes effect Conn. Gen. Stat. § 47a-4e |
| Delaware | 60 days counted from the first day of the next month 25 Del. C. § 5106(d) |
60 days before the term ends, for a renewal at a new rent 25 Del. C. § 5107(a) |
| Florida | 30 days before the end of a monthly period Fla. Stat. § 83.57(3) |
None set Part II sets no notice period, and local rent control is banned Fla. Stat. ch. 83, part II Fla. Stat. § 125.0103(2) |
| Georgia | 60 / 30 days landlord / tenant; tenancy at will O.C.G.A. section 44-7-7, official Code access via General Assembly |
60 days tenancy at will: DCA handbook guidance Georgia DCA handbook, page 13 |
| Hawaii | 45 days your written notice; a tenant gives 28 days HRS § 521-71(a), (b) |
45 days written, consecutive days, month to month; 15 days for shorter tenancies HRS § 521-21(d), (e) |
| Idaho | 1 month written notice from either side Idaho Code § 55-208 |
30 days written, before the increase takes effect Idaho Code § 55-304(2) |
| Illinois | 30 days written notice; 7 days for week to week, 60 days for year to year 735 ILCS 5/9-207 735 ILCS 5/9-205 |
None for homes no statewide notice period for apartments and houses; a mobile home park of 5 or more homes must give 90 days; local rent control is barred 765 ILCS 705 735 ILCS 5, Article IX 50 ILCS 825/5 765 ILCS 745/6 |
| Indiana | One month written notice Ind. Code § 32-31-1-1 Ind. Code § 32-31-1-4 |
30 days written, unless a written lease says otherwise Ind. Code § 32-31-5-4 |
| Iowa | 30 days before the periodic rental date in the notice Iowa Code § 562A.34(2) |
30 days in writing, and not before the term ends Iowa Code § 562A.13(5) |
| Kansas | 30 days ending on a periodic rent-paying date K.S.A. 58-2570(b) |
None set the Act sets none, so the lease governs K.S.A. 58-2540 to 58-2573 |
| Kentucky | 30 days written notice before the rental date named, in a URLTA locality KRS 383.695(2) |
Not verified the review this page relies on recorded no rule KRS 383.705 |
| Louisiana | 10 days written notice, in calendar days, before the end of a monthly period La. Civ. Code art. 2728 La. Civ. Code art. 2729 |
None set no statute sets a notice period or a limit La. Civ. Code art. 2676 La. Civ. Code art. 2728 |
| Maine | 30 days written notice by either side 14 M.R.S. § 6002 |
45 days 75 days for an increase of 10 percent or more 14 M.R.S. § 6015 |
| Maryland | 60 days landlord's written notice; 90 days for year to year Md. Code, Real Prop. § 8-402(c)(2), (c)(3) |
90 days (60 month-to-month) 90 days for terms over one month, 60 for over a week up to a month Md. Code, Real Prop. § 8-209(b)(3) |
| Massachusetts | 30 days or one rent period whichever is longer Mass. G.L. c. 186, § 12 |
See the Massachusetts page |
| Michigan | One month or the interval between rent payments MCL 554.134(1) |
None set 30 days for cost pass-throughs a lease allows mid-term MCL 554.633(1)(l) |
| Minnesota | 1 rent period the time between rent due dates, up to three months Minn. Stat. § 504B.135 |
See the Minnesota page |
| Mississippi | 30 days written notice by either side; 7 days for week to week Miss. Code Ann. § 89-8-19(3) |
None in the Act no notice period or size limit in the Act Miss. Code Ann. § 89-8-17(2) |
| Missouri | One month ends on a rent-paying date Mo. Rev. Stat. § 441.060.4 |
No state rule the lease controls Mo. Rev. Stat. chapter 441 Mo. Rev. Stat. chapter 534 Mo. Rev. Stat. chapter 535 |
| Montana | 30 days written notice before the date named in it MCA 70-24-441(2) |
None set the Act sets no rent increase notice, so the lease governs MCA Title 70, chapter 24 |
| Nebraska | 30 days written notice before the periodic rental date it names Neb. Rev. Stat. § 76-1437(2) |
None set the Act sets none, so the lease governs Neb. Rev. Stat. §§ 76-1401 to 76-1449 |
| Nevada | 30 days 7 days for week to week NRS 40.251(1)(b) |
60 days 30 days for a periodic tenancy shorter than a month NRS 118A.300 |
| New Hampshire | 30 days written notice from either side RSA 540:3, II RSA 540:11, II |
30 days written notice of the amount and date RSA 540:2, IV |
| New Jersey | Good cause needed in most buildings; one month's notice to quit only where the Anti-Eviction Act does not apply N.J.S.A. 2A:18-61.1 N.J.S.A. 2A:18-56(b) |
Notice to quit a valid notice to quit and notice of the increase; no statewide cap N.J.S.A. 2A:18-61.1(f) |
| New Mexico | 30 days before the periodic rental date named in the notice NMSA 1978 § 47-8-37(B) |
30 days written, before the periodic rental date or the end of a fixed term NMSA 1978 § 47-8-15(F) |
| New York | 30, 60 or 90 days landlord notice, by length of occupancy or lease term N.Y. Real Prop. Law § 226-c(2) N.Y. Real Prop. Law § 232-a |
30, 60 or 90 days for a renewal with an increase of 5% or more N.Y. Real Prop. Law § 226-c |
| North Carolina | 7 days notice before the end of the current monthly period N.C. Gen. Stat. § 42-14 |
No state rule chapter 42 sets no notice period for an increase N.C. Gen. Stat. ch. 42 |
| North Dakota | 1 calendar month written notice, given at any time N.D.C.C. § 47-16-15(2) |
30 days written notice before the end of a month, month to month only N.D.C.C. § 47-16-07 |
| Ohio | 30 days before the periodic rental date; 7 days for week-to-week Ohio Rev. Code § 5321.17 |
None set chapter 5321 sets no notice period, and cities may not impose rent control Ohio Rev. Code ch. 5321 Ohio Rev. Code § 5321.19 |
| Oklahoma | 30 days Written, counted from the date of service 41 O.S. § 111(A) |
Not set by the Act No notice period or amount limit in the Act 41 O.S. §§ 101 to 136 |
| Oregon | 30 days by the tenant any time, by you only in the first year ORS 90.427(3) |
90 days after the first year, once in 12 months ORS 90.323(2) |
| Pennsylvania | 15 days from service of the written notice to quit; the lease may shorten or waive it 68 P.S. § 250.501(b), (e) |
No state rule the Landlord and Tenant Act sets none statewide Landlord and Tenant Act of 1951 |
| Rhode Island | 30 days written notice before the date named R.I. Gen. Laws § 34-18-37(b) |
60 days 120 days for a month-to-month tenant over 62 R.I. Gen. Laws § 34-18-16.1 |
| South Carolina | 30 days written notice before the termination date S.C. Code Ann. § 27-40-770 (b) |
None set the Act sets no notice period, and local rent control is banned S.C. Code Ann. §§ 27-40-10 to 27-40-940 S.C. Code Ann. § 27-39-60 |
| South Dakota | 1 month before the month ends; a tenancy at will can end on 15 days SDCL § 43-32-15 SDCL § 43-8-8 |
30 days written notice before the month ends SDCL § 43-32-13 |
| Tennessee | 30 days where the Act applies, before the periodic rental date stated in the written notice Tennessee Legislature Code access: T.C.A. 66-28-512(b) |
Not verified selected sections do not establish a separate rent-increase notice period Tennessee Legislature Code access: T.C.A. 66-28-512 |
| Texas | 1 month or the later day named in the notice Tex. Prop. Code § 91.001 |
None set chapters 91 and 92 set none, so the lease governs Tex. Prop. Code ch. 91 Tex. Prop. Code ch. 92 |
| Utah | 15 days served before the end of the rental period Utah Code § 78B-6-802(1)(b)(i) |
See the Utah page |
| Vermont | 60 or 90 days 90 after two years (21 days with weekly rent); under a written lease, 30 or 60 days before the term ends 9 V.S.A. § 4467(c), (e) |
60 days of actual notice before the next rental period 9 V.S.A. § 4455(b) |
| Virginia | 30 days before the next rent due date, unless the lease sets a different period Va. Code § 55.1-1253(A) |
30 days month to month; owners of more than four units give 60 days before a renewal term Va. Code § 55.1-1253(D) Va. Code § 55.1-1204(K) |
| Washington | 20 days a landlord needs a statutory cause RCW 59.18.200(1)(a) RCW 59.18.650(1) |
90 days in writing; 30 days for some subsidized units RCW 59.18.140(3)(a) RCW 59.18.140(3)(b) |
| Washington, D.C. | Tenant only a landlord needs a ground the law lists; the tenant gives 30 days, ending on the first of a month D.C. Code § 42-3505.01(a)(1) D.C. Code § 42-3202(b) |
60 days the increase starts on the first rent day more than 60 calendar days after notice D.C. Code § 42-3509.04(b) |
| West Virginia | One full month before the end of a period, unless the lease sets another notice W. Va. Code 37-6-5 |
See the West Virginia page |
| Wisconsin | 28 days written, ending at the end of a rental period Wis. Stat. § 704.19(3) |
See the Wisconsin page |
| Wyoming | The Wyoming articles read for this page set no notice period for ending a month-to-month tenancy. A tenant who holds over after the term ends may be evicted after the three-day notice to leave. Other parts of the Wyoming Statutes were not read on this question. W.S. 1-21-1002(a)(i) W.S. 1-21-1003 |
See the Wyoming page |