Month-to-month lease
A month-to-month lease renews automatically every month until the landlord or the tenant ends it with written notice. Many start when a one-year lease ends and the tenant stays and keeps paying rent. Notice to end it is often 30 days, but many states require more from landlords for longer tenancies, and some cities require a reason.
Fixed-term vs month-to-month
| Fixed-term lease | Month-to-month | |
|---|---|---|
| Ends | On the end date | When either side gives notice |
| Rent increase | Usually only at renewal | With written notice, per state rules |
| Flexibility | Low for both sides | High for both sides |
| Rent | Often lower | Often a bit higher |
How much notice to end it
| State | Rule | Source |
|---|---|---|
| California | Landlord: 30 days if the tenant has lived there less than a year, 60 days if a year or more. After 12 months, most tenancies also need a just cause. | Civil Code §§ 1946.1, 1946.2 |
| Florida | At least 30 days before the end of a monthly period, from either side. | Fla. Stat. § 83.57 |
| New York | Landlord: 30, 60 or 90 days depending on how long the tenant has lived there. | Real Prop. Law § 226-c |
Checked October 2026. Many states use 30 days; local rent control and just-cause ordinances can add more. Write the notice with our notice to vacate tool.
Raising the rent
On a month-to-month lease you can raise the rent with written notice, usually at least 30 days before the increase, and more in some states for large increases or long tenancies. Rent-controlled units have their own caps. Use the rent increase letter.
Converting to month-to-month
If the lease says what happens at the end of the term, follow it. If it doesn't and the tenant stays and you accept rent, most states treat it as month-to-month on the same terms. Better to decide on purpose: send a lease renewal letter offering either a new term or month-to-month at a stated rent.
Month-to-month tenants still need clean records. RentLedger HQ keeps a ledger per tenant, prints receipts and, with Pro, posts rent for all tenants at once and adds late fees after the grace period. $7 a month.
Open the tenant ledgerQuestions
Can a landlord end a month-to-month lease for no reason?
In many states, yes, with proper notice. California (after 12 months, for most tenancies), New Jersey, Oregon, Washington and several cities require a just cause.
Does the notice have to end on the last day of the month?
In some states it must line up with the rental period; in others any date after the notice period works. Line it up with the rent due date to be safe.
Do the old lease terms still apply?
Generally yes, except the end date, unless you agree on new terms in writing.