Eviction Notice Template Wisconsin

FORMAL NOTICE OF TERMINATION OF TENANCY / NOTICE TO VACATE

Document ID: WI-LNT-2023-V2
Effective Date: [Effective Date]
Governing Jurisdiction: State of Wisconsin (Chapters 704 and 799, Wisconsin Statutes)

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1. STATUTORY & LEGAL COMPLIANCE NOTICE

Legal Disclaimer: This document is an institutional-grade template drafted by corporate legal counsel to comply with general provisions of Wisconsin residential and commercial landlord-tenant law. However, landlord-tenant laws are subject to strict statutory requirements, local municipal ordinances (e.g., Madison or Milwaukee tenant protection laws), and specific lease covenants. Failure to strictly follow the procedures set forth under Chapter 704 of the Wisconsin Statutes can result in the dismissal of eviction actions or liability for damages. Landlords and tenants are advised to consult with a licensed Wisconsin attorney prior to service or legal action.

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2. PARTIES & PREMISES IDENTIFICATION

This Notice is served upon and directed to the following Tenant(s) and all occupants in possession:

• Tenant Name(s): [Client Full Legal Name / Tenant Name(s)]
• Leased Premises Address: [Principal Address / Street, Unit, City, State, Zip Code]
• Landlord / Agent Name: [Company Full Legal Name / Landlord Name]
• Landlord / Agent Address: [Landlord Principal Address / Contact Information]
• Date of Notice: [Date of Notice]

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3. NOTICE TO VACATE & GROUNDS FOR TERMINATION

3.1 Statutory Notice Requirement

PLEASE TAKE NOTICE that your tenancy, lease agreement, and/or right to occupy the Leased Premises described above is hereby terminated. You are required to vacate and surrender possession of the Leased Premises to the Landlord no later than [Date of Surrender / Expiration Date] at [Time, e.g., 11:59 PM].

3.2 Nature of Violation / Ground for Termination

This notice is issued pursuant to Wisconsin Statutes Chapter 704 for the following reason(s): (Select and complete the applicable statutory subsection below)

• [ ] FAILURE TO PAY RENT (5-Day or 14-Day Notice pursuant to Wis. Stat. § 704.17):
  You have failed to pay rent due under the lease agreement. The total outstanding balance due as of the date of this notice is [Amount in USD], broken down as follows:

  • Unpaid Rent for the period(s) of [Insert Period]: [Amount in USD]
  • Late Fees / Other Authorized Charges: [Amount in USD]
  • Total Balance Due: [Amount in USD]

  Cure/Quit Option: Pursuant to Wisconsin law, if this is a lease of less than one year (or a year-to-year lease where the landlord has elected a 5-day notice), you have the right to cure this default by paying the total balance due within five (5) days of service of this notice. If you fail to pay the full balance within the statutory cure period, your tenancy is terminated, and you must vacate.

• [ ] BREACH OF LEASE COVENANTS / WASTE / NUISANCE (14-Day Notice pursuant to Wis. Stat. § 704.17(2)(b)):
  You have violated the terms of your lease agreement or Wisconsin statutory duties by committing the following acts, failing to perform required obligations, or permitting nuisance/waste on the premises:
  [Detailed factual description of lease violation, property damage, unauthorized occupants, or nuisance]

  Cure/Quit Option: You have fourteen (14) days from the date of service of this notice to remedy and cure the stated breach. If you remedy the breach within 14 days, your tenancy shall continue. If you fail to remedy the breach, or if this is a second notice for the same or similar breach within a 12-month period, your tenancy is terminated without the right to cure, and you must vacate.

• [ ] TERMINATION OF PERIODIC TENANCY / MONTH-TO-MONTH (28-Day Notice pursuant to Wis. Stat. § 704.19):
  Your month-to-month or periodic tenancy is hereby terminated. You are required to vacate the premises prior to the end of the rental period, specifically on or before [Expiration Date, must be at least 28 days and coincide with the end of a rental period].

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4. CONSEQUENCES OF FAILURE TO VACATE

If you and all occupants fail to vacate the Leased Premises by the date and time specified in Section 3, the Landlord will commence formal eviction proceedings (an action for Unlawful Detainer) in the Circuit Court for [County Name] County, Wisconsin, pursuant to Chapter 799 of the Wisconsin Statutes.

In the event of a court action, the Landlord reserves the right to seek:

1. A Writ of Restitution for the immediate removal of the Tenant and all personal property by the County Sheriff;
2. A monetary judgment for past-due rent, double rent for any period of holding over pursuant to Wis. Stat. § 704.27, court costs, filing fees, and reasonable attorney's fees as permitted by law or the lease contract.

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5. DEMAND FOR INSPECTION AND SECURITY DEPOSIT DISPOSITION

Pursuant to Wisconsin Administrative Code ATCP 134.06, upon vacating the Leased Premises, your security deposit will be accounted for and returned, less any lawful deductions for unpaid rent, utility charges, or actual damages to the premises caused by tenant neglect or breach. You have the right to request a pre-surrender inspection within the last normal days of tenancy by providing written notice to the Landlord.

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6. EXECUTION & SERVICE OF NOTICE

6.1 Method of Service (Wis. Stat. § 704.21)

This Notice was served upon the Tenant(s) on [Date of Service] by one of the following authorized methods:

• [ ] Personal delivery to the tenant or a competent person of at least 14 years of age residing on the premises.
• [ ] Leaving a copy at the tenant's usual place of abode with a member of the family at least 14 years of age, with informing of the contents.
• [ ] By Registered or Certified Mail with return receipt requested, addressed to the tenant at the last known address.
• [ ] By posting in a conspicuous place on the Leased Premises (if tenant cannot be found with reasonable diligence), combined with mailing.

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7. SIGNATURE & VERIFICATION BLOCK

FOR [Company Full Legal Name / Landlord Name]:

Signature: __________________________________________________
Printed Name: [Authorized Signatory Name]
Title: [Title / Role, e.g., Managing Agent / Legal Counsel]
Company: [Company Legal Name]
Date: [Date]

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FOR [Client Full Legal Name / Tenant Name(s)] (Acknowledgment of Receipt, Optional):

Signature: __________________________________________________
Printed Name: [Tenant Name]
Date: [Date]

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8. STEP-BY-STEP EXECUTION & FILING GUIDE

Step 1: Document Customization

• Open this document in Microsoft Word or Google Docs.
• Replace all bracketed placeholder text (e.g., [Client Full Legal Name], [Principal Address]) with the accurate factual information regarding the tenancy.
• Ensure the calculation of statutory notice days (5-day, 14-day, or 28-day) strictly aligns with Wisconsin statutory mandates and excludes the actual day of service.

Step 2: Signatory Verification

• Verify that the person signing as "Landlord / Agent" possesses the legal capacity, ownership interest, or written agency authorization to terminate the tenancy on behalf of the property owner.

Step 3: Execution and Service

• Execute the notice by filling in the exact date and method of service in Section 6.
• Crucial: Retain a complete, signed copy of this notice along with a signed Affidavit of Service or Certificate of Mailing for use in court if an eviction lawsuit becomes necessary.

Step 4: Digital Signature or Physical Delivery

• Deliver the notice physically via one of the statutory methods outlined in Wis. Stat. § 704.21. If utilizing electronic delivery (such as DocuSign or Adobe Sign), ensure the lease agreement explicitly permits electronic notices pursuant to the Wisconsin Uniform Electronic Transactions Act (WiUETA).

Step 5: Record Retention

• Archive the executed notice, proof of service, and all related communications in the secure central contract operations repository for a minimum of seven (7) years post-tenancy closure.