How to Serve Eviction & Lease Termination Notices in Indiana

How to Serve Eviction & Lease Termination Notices in Indiana

Last Updated: November 21, 2022 by Marnie Snyder

In Indiana, in order for the delivery of a lease termination or eviction notice to be legal, certain rules and procedures must be followed. If they are not and the case proceeds to court, the case may be postponed or dismissed by a judge.

Who Can Serve Notices in Indiana?

In Indiana, landlords can serve eviction notices and lease termination notices themselves. Landlords may choose to hire a sheriff, process server or independent party over eighteen (18) years old to serve an official notice, but they are not required to do so by law.

When Can Notices Be Served in Indiana?

In Indiana, lease termination and eviction notices can be served immediately on any day of the week and at any time of day.

For a 10 Day Notice to Quit, the eviction notice form is used for tenants that do not pay rent in full and on time, a landlord can serve notice the day after rent is due. There is no grace period in Indiana, rent is late the day after it is due.

The landlord is not legally required to serve an eviction notice for tenants committing waste on the premises. The landlord may go directly to the courthouse on a judicial day to begin eviction proceedings.

Acceptable Forms of Service in Indiana

A landlord can deliver notices in Indiana using any of the below acceptable methods:

  1. Handing the notice to the tenant in person;
  2. Handing the notice to a person of suitable age and discretion at the property AND mailing the notice by certified or registered mail with a return receipt;
  3. Posting the notice in a conspicuous place at the premises, such as the entry door, AND mailing the notice by certified or registered mail with a return receipt.

When sending the notice by certified or registered mail, add three (3) additional calendar days to the notice period to account for variability in post office delivery times.

Obtaining Proof of Service in Indiana

A landlord can demonstrate proof that a notice was delivered through the following methods:

  • Hand delivery – by completing a Declaration of Service at the time of delivery.
  • Certified or Registered Mail – via a return receipt and by completing a Declaration of Service at the time of mailing.
  • Posting at the premises – by taking a photograph and completing a Declaration of Service at the time of delivery.

Indiana Eviction & Lease Termination Notice Forms

Notice Form Grounds
10 Day Notice to Quit Eviction for Unpaid Rent
Notice to Comply or Vacate Eviction for Lease Violations
45 Day Notice to Vacate Eviction for Incurable Breach
30 Day Notice to Vacate Ending a Monthly Lease / No Lease
90 Day Notice to Vacate Ending a Yearly Lease

Sources