Notice Selector
Select the form that matches the situation:
| Form | Grounds | Typical Notice Period | Notes |
|------|---------|-----------------------|-------|
| 5-Day Pay or Quit | Non-payment of rent only | 5 days (excluding weekends/holidays in some calculations) | Rent-only demand; no late fees in cure amount. |
| 14-Day Cure or Quit | Material breach curable | 14 days | Breach description required; opportunity to cure. |
| 5-Day or 14-Day Unconditional Quit | Repeat violation or serious breach | 5 or 14 days | For repeated same violation within 12 months or certain health/safety. |
| 28-Day or Month-to-Month Termination | No-cause (periodic tenancy) | 28 days or one full rental period | Must expire at end of rental period. |
| 30-Day Termination (Fixed Term) | End of lease with no renewal | Per lease or 30 days statutory | For fixed-term leases ending without holdover agreement. |
5-Day Notice to Pay Rent or Quit (Non-Payment)
To: [[Tenant Full Name(s)]]
Premises: [[Full Property Address, Unit]]
Date of Notice: [[Notice Date]]
You are in default for failure to pay rent due in the amount of [[Total Amount Due]] for the period(s) [[Rental Period(s)]].
Cure Amount: Pay the full [[Total Amount Due]] to the landlord or landlord's agent within 5 days after service of this notice (excluding the day of service). Payment must be made in the manner previously accepted or by [[Accepted Payment Method]] at [[Payment Location or Address]].
If you fail to pay the full cure amount within the 5-day period, the tenancy is terminated and you must vacate the premises. Landlord may commence eviction proceedings (small claims) in the appropriate Wisconsin circuit court without further notice.
Late fees, if any, are not included in this rent demand and may be pursued separately consistent with the lease and law.
14-Day Notice to Cure or Quit (Material Breach)
To: [[Tenant Full Name(s)]]
Premises: [[Full Property Address, Unit]]
Date of Notice: [[Notice Date]]
You have breached the lease or rental agreement by: [[Specific Description of Breach, e.g., "unauthorized pet, damage to property, disturbance of neighbors, or failure to maintain premises"]].
Cure Required: Within 14 days after service of this notice, you must [[Specific Cure Action, e.g., "remove the pet, repair or pay for the damage, cease the disturbance"]]. Failure to cure within 14 days terminates the tenancy. You must vacate, and landlord may file for eviction.
If the breach is repeated within 12 months, landlord may serve a shorter unconditional quit notice for the repeated violation.
Unconditional Quit Notice (Repeat or Serious Violation)
To: [[Tenant Full Name(s)]]
Premises: [[Full Property Address, Unit]]
Date of Notice: [[Notice Date]]
You have committed a repeat violation or serious breach: [[Description of repeated or incurable violation]].
This notice terminates the tenancy effective [[Vacate Date, at least 5 or 14 days after service as applicable]]. You must vacate the premises by that date. If you remain, landlord will commence eviction proceedings in circuit court.
28-Day Notice of Termination (Month-to-Month or Periodic Tenancy)
To: [[Tenant Full Name(s)]]
Premises: [[Full Property Address, Unit]]
Date of Notice: [[Notice Date]]
This notice terminates your month-to-month (or other periodic) tenancy. You must vacate the premises on or before [[Termination Date, which must be the last day of a rental period and at least 28 days after service]].
If you remain after the termination date, you will be a holdover tenant and landlord may pursue eviction and damages.
Proof of Service
I, [[Server Full Name]], served the above notice on [[Tenant Full Name(s) or "the tenant"]] on [[Date of Service]] at [[Time]] by the following method(s):
- Personal delivery to the tenant at the premises.
- Delivery to a person of suitable age and discretion at the premises, followed by mailing.
- Posting in a conspicuous place on the premises and mailing to the tenant's last known address.
- Other method permitted by lease or court rule: [[Describe]].
Server Signature: ______________________________ Date: _____________
Key Wisconsin Statutory References (as of June 2026)
- Wis. Stat. § 704.17 - Notice requirements for termination and eviction; rent payment cures.
- Wis. Stat. § 704.19 - Notice periods for periodic tenancies (generally 28 days or one rental period).
- Wis. Stat. ch. 799 - Small claims procedure for eviction actions.
- Wis. Stat. § 704.11 and ATCP 134 - Security deposit handling and prohibited practices (separate from this notice).
- Service rules per Wis. Stat. § 704.21 and ch. 801/799 (personal, substituted, posting + mail).
- No self-help eviction: landlord may not lock out, shut off utilities, or seize property without court order.
- Retaliatory eviction prohibited under Wis. Stat. § 704.45 and fair housing laws.
- Domestic violence and SCRA protections may provide additional rights or notice extensions.
- Local ordinances in certain cities may impose additional just-cause or notice requirements; verify locally.
- All notices should be in writing; retain proof of service for court filing.
Pre-Filing Checklist
- Confirm the correct notice form and period for the specific grounds and tenancy type.
- Calculate the exact termination or cure deadline (exclude day of service; include weekends/holidays per statute or local rule).
- Serve using an allowed method and document with signed proof of service.
- If rent cure, verify exact amount and that no improper fees are bundled into the demand.
- For repeat violations, confirm prior notice was given within the statutory window.
- Do not accept rent after serving unconditional quit without creating waiver risk; consult counsel.
- File eviction in the proper circuit court small claims division after the notice period expires if tenant remains.
- Comply with any local rental registration or licensing requirements before filing.
- Provide tenant with any required disclosures or copies per lease or law.
- Maintain copies of all notices, proofs of service, lease, ledgers, and communications.
Sample template package for Wisconsin - not legal advice. Statutory periods and procedures are based on Wis. Stat. chs. 704 and 799 and related rules as of June 2026. Local court practices, municipal codes, and case law may vary. Verify current law and consult a Wisconsin-licensed attorney before using or filing any notice.
Additional Guidance for Landlords and Tenants
- Always retain copies of notices and proofs of service.
- Calculate deadlines carefully using Wisconsin rules for computation of time.
- Consider whether just-cause or other local rules apply in the jurisdiction.
- For subsidized housing, additional federal rules may apply.
- Tenants facing eviction may have rights to legal aid or court assistance programs.
- Notices should be clear and specific; vague descriptions may be challenged in court.
- Partial payment after notice may or may not reinstate tenancy depending on facts and prior agreements.
- Landlords must mitigate damages when seeking unpaid rent after eviction.
- Both parties are encouraged to document all communications in writing.
- Court forms for eviction are available from the Wisconsin circuit court clerk or online; this template supplements but does not replace official forms.
