How Lease Renewal Works
When a fixed-term lease ends, one of three things happens:
- Renewed: Both parties sign a new lease (new term, potentially new rent).
- Holdover to month-to-month: Tenant stays, landlord accepts rent — tenancy converts to month-to-month on original terms. The most common outcome.
- Non-renewal: Landlord or tenant gives proper notice that the tenancy will end. Tenant must vacate by the deadline.
The notice periods below apply to non-renewal — how far in advance you must tell a tenant (or they must tell you) that the tenancy is ending. For rent increases at renewal, separate notice requirements apply in most states.
All 50 States: Lease Renewal Notice Requirements
| State | Month-to-Month Non-Renewal Notice | Fixed-Term Non-Renewal Notice | Auto-Renewal Allowed | Holdover Rule | Key Notes |
|---|---|---|---|---|---|
| Alabama | 30 days | None required | Yes | Month-to-month | Fixed-term leases expire by their terms |
| Alaska | 30 days | None required | Yes | Month-to-month | 14 days if rent is weekly |
| Arizona | 30 days | None required | Yes | Month-to-month | 60 days if tenancy 1+ year (2023 law) |
| Arkansas | 30 days | None required | Yes | Month-to-month | Standard rules |
| California | 30 days (under 1 yr) / 60 days (1+ yr) | 30–60 days | Yes | Month-to-month | Just cause required in many cities after 12 months (AB 1482). 90 days in some rent-controlled cities. |
| Colorado | 30 days (under 6 mo) / 60–91 days (longer) | 90 days | Yes | Month-to-month | 2023 law extended notice. Landlord must give 90 days for leases 6+ months. (HB 23-1120) |
| Connecticut | 3 days | None required | Yes | Month-to-month | Only 3 days for M2M. Fixed-term expires by terms. |
| Delaware | 60 days | 60 days | Yes | Month-to-month | 60 days required from either party |
| Florida | 15–60 days | None required | Yes | Month-to-month | 15 days for week-to-week; 15 days for month-to-month; 30 days for quarter-to-quarter (§83.57) |
| Georgia | 30 days | None required | Yes | Month-to-month | Fixed-term leases expire naturally |
| Hawaii | 28 days | None required | Yes | Month-to-month | 45-day notice for rent increases |
| Idaho | 30 days | None required | Yes | Month-to-month | Standard rules |
| Illinois | 30 days | None required | Yes | Month-to-month | Chicago: 30 days non-renewal; 60 days if 3+ years tenancy. Must give reason for non-renewal in Chicago. |
| Indiana | 30 days | None required | Yes | Month-to-month | Standard rules |
| Iowa | 30 days | None required | Yes | Month-to-month | Standard rules |
| Kansas | 30 days | None required | Yes | Month-to-month | Standard rules |
| Kentucky | 30 days | None required | Yes | Month-to-month | Standard rules |
| Louisiana | 10 days | None required | Yes | Month-to-month | 10 days for month-to-month; 5 days for week-to-week (unique) |
| Maine | 30 days | 30 days | Yes | Month-to-month | 30 days for both M2M and fixed-term non-renewal |
| Maryland | 30 days | 30 days | Yes | Month-to-month | 60 days if tenancy 1+ year; must state a reason in some counties |
| Massachusetts | 30 days | None required | Yes | Month-to-month | Notice must end on last day of rental period |
| Michigan | 30 days | None required | Yes | Month-to-month | Standard rules |
| Minnesota | 30 days | None required | Yes | Month-to-month | 3 months notice required if landlord non-renews after tenant has lived there 1+ year (MN § 504B.135) |
| Mississippi | 30 days | None required | Yes | Month-to-month | Standard rules |
| Missouri | 30 days | None required | Yes | Month-to-month | Standard rules |
| Montana | 30 days | None required | Yes | Month-to-month | Landlord must give 60 days if tenancy is 2+ years |
| Nebraska | 30 days | None required | Yes | Month-to-month | Standard rules |
| Nevada | 30 days (under 1 yr) / 60 days (1+ yr) | None required | Yes | Month-to-month | 60-day notice for tenancies over 1 year (NRS 40.251) |
| New Hampshire | 30 days | 30 days | Yes | Month-to-month | 30 days written notice required to end any tenancy |
| New Jersey | 30 days | 30 days | Yes | Month-to-month | Just cause required for non-renewal after 1 year tenancy |
| New Mexico | 30 days | None required | Yes | Month-to-month | Standard rules |
| New York | 30–90 days | 30–90 days | Yes (regulated) | Month-to-month | 30 days (under 1 yr), 60 days (1–2 yrs), 90 days (2+ yrs). Rent-stabilized: landlord must offer renewal 90–150 days before expiry. |
| North Carolina | 30 days | None required | Yes | Month-to-month | 7 days for week-to-week; 2 days if tenant in breach |
| North Dakota | 30 days | None required | Yes | Month-to-month | Standard rules |
| Ohio | 30 days | None required | Yes | Month-to-month | Standard rules |
| Oklahoma | 30 days | None required | Yes | Month-to-month | Standard rules |
| Oregon | 30 days (under 1 yr) / 90 days (1+ yr) | 90 days | Yes | Month-to-month | Oregon has the longest non-renewal notice in the US. 90 days required after first year. No-cause termination restricted in many cities. (ORS 90.427) |
| Pennsylvania | 15–30 days | None required | Yes | Month-to-month | 15 days for lease of 1 year or less; 30 days for longer leases |
| Rhode Island | 30 days | None required | Yes | Month-to-month | Standard rules |
| South Carolina | 30 days | None required | Yes | Month-to-month | Standard rules |
| South Dakota | 30 days | None required | Yes | Month-to-month | Standard rules |
| Tennessee | 30 days | None required | Yes | Month-to-month | Standard rules. Urban Residential Landlord and Tenant Act (URLTA) applies in 4 counties. |
| Texas | 30 days | None required | Yes | Month-to-month | Fixed-term leases expire naturally. M2M requires 30 days (can be modified by lease). |
| Utah | 15 days | None required | Yes | Month-to-month | 15 days for M2M. Unique shorter notice period. |
| Vermont | 30 days (under 2 yrs) / 60 days (2+ yrs) | 30–60 days | Yes | Month-to-month | Longer notice for longer tenancies |
| Virginia | 30 days | None required | Yes | Month-to-month | Standard rules |
| Washington | 20 days | 20–60 days | Yes | Month-to-month | 20 days standard; 60 days if landlord demolishing/converting. Just cause required for non-renewal in many cases. (RCW 59.18) |
| West Virginia | 30 days | None required | Yes | Month-to-month | Standard rules |
| Wisconsin | 28 days | None required | Yes | Month-to-month | 28 days for M2M. Auto-renewal clauses must be given conspicuous notice (Wis. Admin. Code ATCP 134.09) |
| Wyoming | 30 days | None required | Yes | Month-to-month | Standard rules |
| D.C. | 30 days | 30 days | Yes | Month-to-month | Just cause required for non-renewal. Rent control applies to most units. Landlord must offer renewal. |
Frequently Asked Questions
How much notice does a landlord need to give before not renewing a lease?
It varies by state and lease type. For month-to-month tenancies, most states require 30 days notice. For fixed-term leases, many states require no formal notice — the lease simply expires. Notable exceptions: Oregon requires 90 days for non-renewal after the first year; New York requires 30–90 days depending on tenancy length; Colorado requires 90 days for leases of 6+ months.
Does a lease automatically renew if I don't send a non-renewal notice?
Not typically. When a fixed-term lease expires without action, most states convert to month-to-month under the same terms — not a new full-year lease. Auto-renewal clauses can create a new fixed term, but many states require the landlord to specifically notify the tenant before an auto-renewal clause activates. Wisconsin and several other states require this notice to be conspicuous in the lease.
Can a landlord raise rent at lease renewal?
Yes, in most states. Landlords can raise rent at lease renewal with proper notice. States without rent control typically allow any increase with proper renewal or non-renewal notice (usually 30–60 days). Rent-controlled jurisdictions (California, New York, Oregon, New Jersey, D.C.) restrict how much rent can be raised at renewal.
What happens when a lease expires and the tenant stays?
When a fixed-term lease expires and the tenant continues paying rent (and the landlord accepts it), the tenancy typically converts to month-to-month under the original lease terms — a "holdover tenancy." The landlord can then terminate with the appropriate notice for their state. Some states allow landlords to charge double rent for holdover periods if the lease includes a holdover clause.
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