How much notice does a Washington DC landlord have to give before filing for nonpayment of rent?

At least 10 days. D.C. Code § 42-3505.01(a-1)(1) requires written notice of the housing provider's intent to file a claim for possession for nonpayment at least 10 days before filing; D.C. Law 26-80 cut the period from 30 days, effective December 31, 2025. The prescribed notice wording still tells the tenant the provider may file if the balance is not paid in full within 30 days of the notice, so waiting 30 days satisfies both.

Is there still a 30-day notice to pay rent or quit in Washington DC?

No. The District's nonpayment notice is a pre-filing notice under § 42-3505.01(a-1), not a pay-or-quit notice. It states the rent owed, attaches a ledger, and tells the tenant they may stay by paying the full balance; it does not order the tenant to move out. Only the Superior Court can order an eviction.

What is the minimum rent owed before a D.C. landlord can send this notice?

Six hundred dollars. The housing provider shall not issue the notice if the unpaid rent is less than six hundred dollars (§ 42-3505.01(a-1)(1)), and a complaint for possession for nonpayment below that amount may not be filed (§ 16-1501(b)). The provider may still tell the tenant the amount due and may sue for the money owed.

Can I include late fees in the amount?

No. The notice states the total amount of rent owed, and the nonpayment of a late fee cannot be the basis for an eviction (§ 42-3505.01(a)(1)). Leave late fees, utilities, and other non-rent charges out of the total and the ledger.

What must the notice say?

The statute prescribes the wording: the total amount of rent owed; that a ledger of rent charges and payments for the period of delinquency is attached; that the tenant may remain by paying the full balance; that the provider may file only if at least six hundred dollars is owed and not paid in full within 30 days of the notice; that the tenant may defend in court and only a court can order an eviction; and the Office of the Tenant Advocate (202-719-6560) and Landlord Tenant Legal Assistance Network (202-780-2575) numbers.

How is the notice served?

Both ways: (A) certified mail or a delivery service providing delivery tracking confirmation, return receipt requested, and (B) hand delivery to the rental unit or posting on its front door (§ 42-3505.01(a-1)(3)). If you post it, keep a photograph with a readable timestamp for the court (§ 42-3505.01(a)(2)). A nonpayment notice is not served on the Rent Administrator.

Does the notice have to be in Spanish?

The PDF on this page includes English and Spanish. D.C. Code § 42-3206 requires notices to quit to be served in English and Spanish, and § 42-3505.01(a)(3) requires the notice in a third language when the housing provider knows the tenant's primary language is another language covered by § 2-1933. Serving both versions avoids a dispute over which rule applies.

What happens if the tenant pays part of the balance?

The statute gives the tenant the right to remain if the total balance of unpaid rent is paid in full; it does not address partial payments. If the unpaid rent falls below six hundred dollars, the housing provider cannot file for possession for nonpayment (§ 16-1501(b)). Update the ledger before relying on the notice, and ask District counsel whether a new notice is needed.

Can the tenant still pay after the case is filed?

Yes. Under the Superior Court's Landlord and Tenant Branch Case Management Plan, a tenant with a redeemable judgment can avoid eviction by paying the redemption amount at any time before the U.S. Marshals Service has completed the eviction, and the landlord must accept full payment until then. The rental-assistance rules in § 42-3505.01(r) can also pause a case once or cancel a scheduled eviction.

Who carries out an eviction in Washington DC?

The U.S. Marshals Service, under a writ of restitution issued by the Superior Court after a judgment for possession. The housing provider may not remove the tenant itself, and at the eviction it must change the locks in the presence of the Marshals (§ 42-3505.01a(c)(1)).

How long does the process take if the tenant does not pay?

After the notice period, the housing provider files a verified complaint and summons in the Landlord and Tenant Branch; the summons must be served at least 14 days before the initial hearing (§ 16-1502(a)). After a judgment for possession, the provider files a writ of restitution, which is valid for 75 days, and the Case Management Plan says the time between issuance and execution is typically at least three weeks. The housing provider must also give the tenant a notice confirming the eviction date at least 21 days before it (§ 42-3505.01a(b)(1)).

Does rent stabilization change the notice?

No. Rent stabilization under the Rental Housing Act limits how much rent may be charged for covered units; the contents of the nonpayment notice come from § 42-3505.01(a-1) whether or not the unit is rent stabilized. For the possession case, the complaint must be backed by a valid rental registration or claim of exemption and a current rental housing business license (§ 16-1501(c)).

⚖ Washington DC Eviction Forms: Past-Due Rent Notice (Pre-Filing) All Washington, D.C. Landlord Forms Late Rent Notice Rent Increase Notice All Landlord Forms (Every State)

Free Washington DC Notice of Past-Due Rent and Intent to File (Nonpayment Pre-Filing Notice)

Looking for a Washington DC 30-day notice to pay rent or quit? The District does not use one. Before filing for possession for nonpayment, a housing provider must give the written pre-filing notice required by D.C. Code § 42-3505.01(a-1): at least 10 days before filing, only when the unpaid rent is at least six hundred dollars, with the wording the statute prescribes and a rent ledger attached. This free fillable PDF prints that notice in English and Spanish.

Washington DC 10-Day Minimum D.C. Code § 42-3505.01(a-1) Six-Hundred-Dollar Floor English + Spanish Free PDF 2026 Edition

▶ Watch overview

Washington DC nonpayment pre-filing notice — video overview