Aviso de pagar renta o desalojar: plazos en cada estado
El aviso de pagar renta o desalojar es la advertencia escrita que la mayoría de los estados exige al arrendador antes de presentar un desalojo por renta no pagada. Le da al inquilino un plazo determinado —de 3 a 14 días en la mayoría de los estados— para pagar todo lo adeudado o mudarse. El plazo exacto depende del estatuto de su estado: 47 de las 51 jurisdicciones de EE. UU. fijan un periodo, desde 3 días en estados como Texas hasta 30 días en Washington, D.C.
La tabla siguiente indica, para cada estado, el plazo del aviso de pago o desalojo, si los días son hábiles o naturales, condiciones clave como el derecho a pagar y quedarse, y el estatuto en el que se basa cada regla.
Última actualización: · Verificado con el publicador oficial de estatutos de cada estado
Aviso de pagar renta o desalojar en los 50 estados y Washington, D.C.
El nombre de cada estado enlaza a su guía completa de derechos del inquilino; cada cita enlaza al texto del estatuto. Las condiciones clave y las citas se muestran en inglés, tal como aparecen en la fuente legal oficial, para que coincidan exactamente con el texto que usted citaría ante un tribunal.
| Estado | Plazo del aviso | Condiciones clave | Estatuto |
|---|---|---|---|
| Alabama | 7 días hábiles | Seven BUSINESS days (statute says 'seven business days'). Tenant may cure by paying within the period. | Ala. Code § 35-9A-421(d) |
| Alaska | 7 días | 7 calendar days. Only one written notice of default need be given per default; landlord may accept partial payment and extend the date. | Alaska Stat. § 34.03.220(b) |
| Arizona | 5 días | 5 calendar days. Before a special detainer is filed, tenant may reinstate by paying all past-due rent plus a reasonable stated late fee. | Ariz. Rev. Stat. § 33-1368(B) |
| Arkansas | 3 días | Two-step civil path; the 3-day quit is unconditional (no statutory cure after termination). A separate criminal 'failure to vacate' path (§ 18-16-101) uses a 10-day notice. | Ark. Code § 18-17-701(b); § 18-60-304 |
| California | 3 días hábiles | Per AB 2347 (eff. Jan 1, 2025), the 3 days EXCLUDE Saturdays, Sundays, and judicial holidays; count starts the day after service. Only rent due within one year may be demanded. Local/AB 1482 just-cause rules may add requirements. | Cal. Code Civ. Proc. § 1161(2) |
| Colorado | 10 días | Standard residential = 10 days. 'Exempt residential agreements' (landlord owning <=5 units) may use 5 days; nonresidential/employer housing = 3 days. Tenant may cure by paying within the period. | Colo. Rev. Stat. § 13-40-104(1)(d) |
| Connecticut | 3 días | Grace period first: rent is not 'in default' until 9 days after the due date (4 days for a one-week tenancy) under § 47a-15a; then a 3-day (three full days) notice to quit. The § 47a-15 15-day cure does NOT apply to nonpayment. | Conn. Gen. Stat. § 47a-23(a); grace period § 47a-15a |
| Delaware | 5 días | 5-day minimum to pay or the agreement terminates. A separate 5-day grace period applies before a late fee may be charged (§ 5501(d)). | 25 Del. C. § 5502 |
| District of Columbia | 30 días | 30 calendar days to cure by paying past-due rent. Tenant retains a right to redeem by paying rent/costs even after judgment. | D.C. Code § 42-3505.01(a-1) |
| Florida | 3 días hábiles | The 3 days exclude Saturday, Sunday, and court-observed legal holidays (a true business-day count). After the period, landlord may terminate and file under § 83.59. | Fla. Stat. § 83.56(3) |
| Georgia | 3 días hábiles | The 3-business-day rule applies to residential leases entered/renewed on or after July 1, 2024. Historically Georgia required only a 'demand for possession' with no waiting period (§ 44-7-50(a)). | O.C.G.A. § 44-7-50(b) (Safe at Home Act, HB 404) |
| Hawaii | 10 días | Act 278 PERMANENTLY changed the period from 5 business days to 10 CALENDAR days. Pilot (Feb 5, 2026 – Feb 4, 2028): if mediation is scheduled within the 10 days, landlord may file only after 20 calendar days from receipt (unless tenant fails to attend/cancels). | HRS § 521-68 (as amended by 2025 Act 278) |
| Idaho | 3 días | Not labeled business/calendar; Idaho courts treat it as calendar days. If unpaid within 3 days, landlord may file for unlawful detainer. | Idaho Code § 6-303(2) |
| Illinois | 5 días | Not less than 5 days; a landlord may specify a longer period. This is the Illinois '5-Day Notice.' | 735 ILCS 5/9-209 |
| Indiana | 10 días | Not less than 10 calendar days. Parties may agree to a different period by lease. § 32-31-1-7 provides an optional notice-to-quit form. | Ind. Code § 32-31-1-6 |
| Iowa | 3 días | If tenant pays within 3 days of receipt, the tenancy is not terminated. Ch. 648 (forcible entry and detainer) governs the eviction action. | Iowa Code § 562A.27(2) |
| Kansas | 3 días | Three consecutive 24-hour periods from personal delivery/posting. If MAILED, add 2 days from the mailing date (effectively 5 days). | K.S.A. 58-2564(b) |
| Kentucky | 7 días | URLTA ONLY — applies only in jurisdictions that adopted KRS 383.500–383.715 (e.g. Louisville/Jefferson, Lexington/Fayette, Covington, Newport, Florence, Georgetown, Shelbyville, Oldham & Pulaski Counties). Elsewhere the 7-day figure does NOT apply. | KRS 383.660(2) |
| Louisiana | 5 días | CRITICAL: a lessee may WAIVE this notice by written waiver in the lease (common in LA), allowing immediate eviction. Statute does not specify calendar vs business days. | La. Code Civ. Proc. art. 4701 |
| Maine | 7 días | Reinstatement/pay-and-stay: paying all arrears, rent due, and landlord's filing/service fees before issuance of the writ reinstates the tenancy. | 14 M.R.S. § 6002(1)(C) |
| Maryland | 10 días | Reflects amended § 8-401 under HB 767 (2024), effective October 1, 2025. Tenant retains a right of redemption before eviction is executed (subject to holdover/three-strikes exceptions). | Md. Code, Real Prop. § 8-401(c)(1) |
| Massachusetts | 14 días | Tenancy at will (§ 12): a tenant who has not received a similar notice within 12 months may cure by paying all rent due within 10 days after receipt — but the notice must contain the reinstatement-rights language. | Mass. Gen. Laws ch. 186, § 11 (lease); § 12 (tenancy at will) |
| Michigan | 7 días | No statewide rent grace-period statute (grace is lease-driven). Complaint may be filed on the 8th day. Accepting rent generally waives the demand. | MCL 600.5714(1)(a) |
| Minnesota | 14 días | 14 calendar days from delivery. Failure to give it requires dismissal without prejudice plus expungement. Tenant also retains redemption under § 504B.291. | Minn. Stat. § 504B.321, subd. 1a |
| Mississippi | 3 días | The 3-day nonpayment notice now sits in subsection (5)(a) of the current codification (not (3)). § 89-8-13(5)(b) directs the judge to abide by the signed lease terms. | Miss. Code Ann. § 89-8-13(5)(a) |
| Missouri | Sin plazo de aviso establecido por ley | Value null because no day-count notice period exists — the remedy is demand plus immediate filing. Tenant may redeem by paying all rent and costs before judgment/execution. Do NOT infer a 3-day figure. | Mo. Rev. Stat. §§ 535.010, 535.020 |
| Montana | 3 días | Montana sets no statutory rent grace period. The 3-day clock runs from receipt; counted as calendar days. | MCA § 70-24-422(2) |
| Nebraska | 7 días | Nebraska URLTA sets no separate grace period; any contractual grace is lease-based. | Neb. Rev. Stat. § 76-1431(2) |
| Nevada | 7 días hábiles | 7 JUDICIAL days (excludes weekends/Nevada holidays; day of service not counted) — commonly 10-11 calendar days. Short-term/weekly rentals: noon of the 4th full day. Service by sheriff/constable/licensed process server. | NRS 40.253 |
| New Hampshire | 7 días | 7-day period for nonpayment. Cure (RSA 540:9): tenant may pay all rent due plus lawful charges, $15 liquidated damages, and fees before the hearing — no more than 3 times per 12 months. | RSA 540:3 with RSA 540:2, II(a); cure RSA 540:9 |
| New Jersey | Sin plazo de aviso establecido por ley | Value null because no notice period exists for nonpayment. Tenant may redeem by paying all arrears plus costs on/before final judgment and for 3 business days after warrant. Habitual late payment is a DIFFERENT ground (Notice to Cease + 1-month Notice to Quit). | N.J.S.A. 2A:18-61.2; 2A:18-61.1(a) |
| New Mexico | 3 días | The 3-day period runs from receipt of the written notice. | NMSA 1978 § 47-8-33(D) |
| New York | 14 días | Raised from 3 to 14 days by the 2019 HSTPA. Where the Good Cause Eviction Law applies (NYC and opt-in localities), a Good Cause notice must accompany the 14-day notice. | RPAPL 711(2) |
| North Carolina | 10 días | Default 10-day window when the lease is silent on forfeiture. Demand may be oral or written unless the lease specifies. If the lease has its own forfeiture clause, that controls. Tenant may pay rent + costs before judgment. | N.C. Gen. Stat. § 42-3 |
| North Dakota | 3 días | The 3-day notice is a notice of intention to evict, not a mandatory cure period; paying rent within the period stops the eviction. | N.D. Cent. Code § 47-32-01(4) |
| Ohio | 3 días | 3-day notice-to-leave is a quit notice; Ohio law does not require a statutory cure period for nonpayment. Day of service not counted; extends past a Sunday/legal holiday. | Ohio Rev. Code § 1923.04 |
| Oklahoma | 5 días | Demand for past-due rent is deemed a demand for possession (no further notice to quit needed). Paying in full within 5 days voids the notice. | 41 Okla. Stat. § 131 |
| Oregon | 10 días | Two options: at least 10 days' notice (given no sooner than day 8 of the rental period), OR at least 13 days' notice (no sooner than day 5). Week-to-week = 72 hours (no sooner than day 5). Rent is not in default until the day after it is due. | ORS 90.394 |
| Pennsylvania | 10 días | Days count from the date of service. The notice requirement may be waived or shortened by the lease. Tenant may 'pay and stay' before judgment/execution. | 68 Pa. Stat. § 250.501(b) |
| Rhode Island | 5 días | Two-step: rent must be 15 days in arrears before the demand; the eviction may be filed no earlier than the 6th day after mailing. | R.I. Gen. Laws § 34-18-35 |
| South Carolina | 5 días | The 5 days run from the date rent is due (not from service). A single written notice or conspicuous lease language covers all subsequent nonpayment for the term. | S.C. Code Ann. § 27-40-710(B) |
| South Dakota | Sin plazo de aviso establecido por ley | No statutory standalone pay-or-quit notice (genuine repeal, not a gap). If the LEASE requires notice, the landlord must honor it. The 3-days-past-due condition triggers the right to file, not a notice period. | SDCL 21-16-1(4) (former § 21-16-2 repealed by 2024 SB 90) |
| Tennessee | 14 días | Repeat nonpayment/violation within 6 months = 7-day incurable notice to quit (§ 66-28-505(a)(2)(B)). | Tenn. Code § 66-28-505(a)(2) (URLTA); § 66-7-109 (non-URLTA) |
| Texas | 3 días | Texas has no separate pay-or-quit cure notice — the 3-day notice to vacate is a demand to vacate, not to pay. Lease may set a shorter/longer period or waive it. No statutory rent grace period for eviction timing. | Tex. Prop. Code § 24.005 |
| Utah | 3 días hábiles | Rare business-day rent notice. Utah has no statutory grace period; the clock runs from service. Tenant may pay the full amount due within the period. | Utah Code § 78B-6-802(1)(c) |
| Vermont | 14 días | The tenant may reinstate by paying rent due through the end of that rental period before the termination date — an effective cure built into the notice. | 9 V.S.A. § 4467(a) |
| Virginia | 14 días | SUNSET: the 2026 amendment (SB 48/HB 15) raising the period from 5 to 14 days is scheduled to expire around July 2028, reverting to 5 days — re-verify then. Landlords owning more than four rental dwelling units must accept payment (incl. late fees) up to 48 hours after a possession judgment to stop eviction (§ 55.1-1250). | Va. Code § 55.1-1245(F) |
| Washington | 14 días | 14 days (longer than most states). Tenant may reinstate by paying the total due within the period. | RCW 59.12.030(3); form under RCW 59.18.057 |
| West Virginia | Sin plazo de aviso establecido por ley | No statutory notice period for nonpayment (genuine absence). Rent is due on the lease date with no statutory grace period. A lease may create a cure/notice right, but the code imposes none. | W. Va. Code §§ 55-3A-1 et seq. (wrongful occupation) |
| Wisconsin | 5 días | Landlord may elect the 5-day pay-or-quit (curable) or a straight 14-day quit (no cure). Repeat nonpayment within one year = 14-day no-cure notice. | Wis. Stat. § 704.17(2)(a) |
| Wyoming | 3 días | Two 3-day elements: rent 3 days overdue AND a 3-day notice to quit before filing. Wyoming has no comprehensive URLTA; the eviction notice is in the FED statutes (§§ 1-21-1001 et seq.). | Wyo. Stat. § 1-21-1002; § 1-21-1003 |
Los plazos marcados como “Varía” no están fijados por un estatuto que hayamos podido verificar; trátelos como orientación, no como plazos legales firmes. «Sin plazo de aviso establecido por ley» significa que el estado no fija un número, así que rigen el contrato y la ley general. Las ordenanzas locales pueden imponer reglas más estrictas. Verificado el 2 de julio de 2026 con el publicador oficial de estatutos de cada estado.
Cómo funciona el aviso de pagar renta o desalojar
Cuando la renta no se paga, la mayoría de los estados exige que el arrendador entregue un aviso escrito que indique la cantidad adeudada y conceda al inquilino un número de días fijado por ley para pagar en su totalidad o desocupar. Solo después de que ese plazo venza sin pago puede el arrendador iniciar un caso de desalojo; en todos los estados, sacar realmente a un inquilino requiere una orden judicial, nunca un cambio de cerraduras.
Pagar dentro del plazo normalmente detiene el desalojo
En la mayoría de los estados, pagar todo lo que exige el aviso dentro del plazo subsana el incumplimiento y termina el proceso. Varios estados amplían ese derecho: algunos permiten el pago hasta la sentencia judicial o incluso poco después. Consulte la columna de condiciones clave de su estado y el estatuto citado para conocer el límite exacto.
Atención a cómo se cuentan los días
La mayoría de los estados cuenta días naturales, pero algunos cuentan solo días hábiles: Alabama y Nevada usan 7 días hábiles, y California, Florida, Georgia y Utah usan 3 días hábiles, lo que excluye fines de semana y días feriados judiciales y puede casi duplicar el tiempo real disponible.
Preguntas frecuentes
¿Cuánto aviso debe dar el arrendador antes de desalojar por renta no pagada?
En la mayoría de los estados, entre 3 y 14 días. Las reglas comunes son 3 días (16 estados, incluido Texas y —contados en días hábiles— California, Florida, Georgia y Utah), 5 días (8 estados), 7 días (8 estados), 10 días (7 estados) y 14 días (7 estados, incluida Virginia bajo su reforma de 2026). Washington, D.C. exige 30 días, el plazo más largo del país. Por lo general, el arrendador no puede presentar el caso de desalojo hasta que el plazo del aviso haya vencido.
¿Puedo detener un desalojo pagando la renta que debo?
En la mayoría de los estados, sí: pagar todo lo adeudado dentro del plazo del aviso subsana la falta de pago y detiene el desalojo. Algunos estados extienden el derecho a pagar hasta la sentencia judicial (o poco después). El límite exacto varía, así que consulte la fila de su estado en la tabla y el estatuto citado.
¿Qué estados no exigen un aviso de pagar o desalojar?
Missouri, New Jersey, South Dakota y West Virginia no tienen un estatuto que fije un plazo de aviso previo a la demanda por falta de pago; el arrendador podría iniciar un caso judicial sin entregar antes un aviso con plazo, aunque el contrato de arrendamiento sí puede exigirlo. Los inquilinos de estos estados a menudo conservan el derecho legal a pagar y quedarse antes de la sentencia; consulte la fila de cada estado para ver el estatuto.
¿Los fines de semana y días feriados cuentan en el plazo?
Depende del estado. La mayoría cuenta días naturales, pero Alabama y Nevada (7 días hábiles) y California, Florida, Georgia y Utah (3 días hábiles) cuentan solo días hábiles, lo que excluye fines de semana y días feriados judiciales.
¿Qué ocurre cuando vence el plazo del aviso?
Si la renta no se paga y el inquilino no se ha mudado, el arrendador puede presentar una demanda de desalojo (a menudo llamada unlawful detainer o summary possession). Un tribunal decide el caso: ningún estado permite que un arrendador saque al inquilino, cambie las cerraduras o corte los servicios sin una orden judicial.
Más reglas de aviso por estado
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