Predicate50 states
━━━ For owner-investors of 1–10 units

In landlord-tenant
court, the case
is usually decided
before you walk in.

It's decided by which notice you sent — and whether it cited the right statute, named the right cure period, and was served the right way. Predicate drafts that notice for you, in 90 seconds, in any of the 50 states.

50
states + DC
90s
avg. draft time
$39
per month
VA · § 55.1-1245(F) · 5-DAY
Notice to Pay or Quit
To: M. Reyes
Premises: 1247 Cedar Lane, Unit B
Falls Church, VA 22041
You are hereby notified pursuant to Va. Code § 55.1-1245(F) that you are in default of your lease for nonpayment of rent in the amount of $4,800.00.
You have FIVE (5) DAYS from the date of service of this notice to either pay the full amount owed or vacate the premises.
DRAFT — FOR ATTORNEY REVIEW BEFORE SERVICE
◉ Paralegal-verified citations
━━━ Why this exists

The most expensive thing a small landlord can do is send the wrong piece of paper.

The cure period was 5 days, you wrote 3. The statute citation was wrong. The notice didn't include the required disclosure. The case gets dismissed. You start over. Three months later, the tenant is still there and still not paying.
~40%
of small landlord eviction filings are dismissed for procedural defects in the predicate notice
$2,400+
average monthly cost of an extra month of nonpayment in a typical SFR rental
$300
typical attorney fee just to draft a single statutory notice — before any litigation
Sources: aggregated court docket data (national); landlord operating cost surveys, 2023–2024.
━━━ Live preview

Pick a situation. See what you'd get.

Real notices, real citations, real cure periods — drawn live from each state's code.

The facts
Tenant on 12-month lease, August and September rent unpaid ($3,200). Last contact: text reply 14 days ago.
State
Texas
Statute
Tex. Prop. Code § 24.005
Cure period
3 days
DRAFT
NOTICE TO VACATE AND PAY OR QUIT

To: — D. Whitfield
RE: 4419 Banister Lane, Apt 2B, Houston, TX 77004

You are hereby notified pursuant to Texas Property Code § 24.005 that you are in default of your lease obligations for nonpayment of rent in the amount of $3,200.00.

You have THREE (3) DAYS from the date of service of this notice to either (a) pay the full amount owed or (b) vacate and surrender possession of the premises…
↑ excerpt · full document includes signature block, service instructions, evidence checklist
Generate yours →
━━━ Document anatomy

Every draft is built to survive contact with a courtroom.

01
Paralegal-verified citation
Verified against the state code by a paralegal, refreshed quarterly, with sources you can audit in the URLs panel.
02
Correct cure period
Calibrated to the specific notice type and jurisdiction — not a generic 30-day default.
03
Required disclosures
Jurisdiction-specific language (e.g., Virginia's "Statement of Tenant Rights and Responsibilities" requirement).
04
Service instructions
Each draft ships with a checklist for proper service: certified mail, posting, in-person delivery.
Notice to Pay or Quit
Va. Code § 55.1-1245(F) requires that this notice provide five (5) days for the tenant to remit payment or surrender possession.
→ 01
Pursuant to Virginia's Residential Landlord and Tenant Act, the Statement of Tenant Rights and Responsibilities is incorporated by reference and available upon request.
→ 03
Service: USPS Certified Mail, Return Receipt Requested, with a duplicate posted in a conspicuous place.
→ 04
DRAFT — FOR ATTORNEY REVIEW
━━━ How it works

Three steps. Ninety seconds.

01 ━━
Describe the situation
Address, tenant name, state, what's happening. Plain English. The intake form takes 60 seconds.
02 ━━
We pull your state code
Live web search of authoritative sources confirms the current statute, cure period, and any required disclosures.
03 ━━
You get a send-ready draft
A formatted notice with citation, evidence checklist, sources panel, and a one-click handoff packet for your attorney.
━━━ From the inbox
"
Drafted the pay-or-quit on a Sunday. By Wednesday I had a check. The certified mail receipt alone scared him straight.
Renee K.
Owner-investor, 2 units · Phoenix, AZ
"
My attorney charges $325 just to read a fact pattern. Predicate handed me an attorney-ready packet for the price of one Starbucks habit.
Darnell W.
Accidental landlord · Atlanta, GA
"
The previous owner left me a holdover I didn't know how to evict. The Virginia statute citation was correct, the cure period was right, and the judge accepted the notice without comment.
Josh M.
Landlord, single rental · Prince William County, VA
━━━ Pricing

Less than one attorney letter.

A typical pay-or-quit notice from a landlord-tenant attorney runs $250–$400. Predicate pays for itself the first time you avoid that.

Most popular
Solo
For one to four properties.
$39/MONTH
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✓Unlimited document drafts
✓All 50 states + DC
✓Always cites current law (paralegal-verified)
✓Evidence & service checklists
✓Attorney handoff packet (PDF)
✓Email support
Portfolio
For five or more properties.
$99/MONTH
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✓Everything in Solo
✓Unlimited properties & cases
✓Case timeline & status tracking
✓Evidence vault (cloud storage)
✓Multi-user access (up to 3 seats)
✓Priority support + attorney directory
━━━ Coverage

All 50 states. Every notice type.

Click any state to see its primary statute or get on the notification list.

Live now — verified and published
In paralegal review — published soon
On request — drafted within two weeks
↗ HOVER A STATE
━━━ Frequently asked

What landlords actually ask.

No. Predicate is a structured drafting tool — it pulls current statutes from your state's code and produces a properly formatted notice based on the facts you provide. Every output is marked as a draft and recommends attorney review before service. We are not a law firm and using Predicate does not create an attorney-client relationship.
━━━ Stop typing it from scratch

The notice you should have sent three weeks ago.

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