A Delaware 7 Day Notice to Vacate is a legal eviction document written by the landlord and delivered to the tenant for an incurable breach of the lease or a repeated lease violation. There is no option to cure and the tenant must move out within seven (7) calendar days.
When to Use a Delaware 7 Day Notice to Vacate
Use a 7 Day Notice to Vacate to begin the eviction process in Delaware:
- If the tenant repeated the same or a similar lease violation within a 12-month period.
- If the tenant breached the lease and also violated a city, county or state code.
If neither of the above are true, use the below form to evict a tenant:
- 5 Day Notice to Quit – If the tenant has not paid rent (starting the day after it’s due), either in part or in full.
- 7 Day Notice to Comply or Vacate – If the tenant committed a health/safety violation, damaged the property, interfered with peace, refused the landlord access to the premises, violated the rules with too many people living at the premises or any other type of lease violation.
- Immediate Notice to Vacate – If the tenant threatened irreparable harm to another person or property at the premises or if the tenant is convicted of a Class A Misdemeanor or Felony, which caused or threatened to cause irreparable harm at the premises.
- 60 Day Notice to Vacate – If the tenant or the landlord is terminating a rental agreement, including a month-to-month lease. This letter may also be used for tenants with no written lease or for tenants with an expired lease.
How to Write a Delaware 7 Day Notice to Vacate
The Seven (7) Day Notice to Vacate form shall be completed as follows:
- Write all adult tenants’ names (do not include minors);
- Fill in the complete address of the rental premises;
- Specify the rule or lease violation;
- Include any balance due, if applicable;
- Enter the date the tenants must move out;
- Include the date the notice is served;
- Landlord prints their name and signs the notice;
- Landlord includes their full address and phone number.
How to Serve a Delaware 7 Day Notice to Vacate
Landlords may deliver the notice to vacate using any of the below acceptable methods:
- Handing the notice to the tenant in person;
- Handing the notice to a person of suitable age AND mailing the notice by certified or registered mail with a return receipt or first class mail, postage prepaid with a certificate of mailing;
- Posting the notice in a conspicuous place at the premises AND mailing the notice by certified or registered mail with a return receipt or first class mail, postage prepaid with a certificate of mailing.
When sending the notice by certified, registered or first class mail, add three (3) additional calendar days to the notice period to account for variability in post office delivery times.
Sources
- 1 70 Del. Laws, c. 513, § 3
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Landlord remedies relating to breach of rules and covenants.
If the tenant commits a substantially similar breach within 1 year, the landlord may rely upon such notice as grounds for initiating an action for summary possession.
If the tenant’s breach of a rule or covenant also constitutes a material breach of an obligation imposed upon tenants by a municipal, county or state code, ordinance or statute, the landlord may terminate the rental agreement and bring an action for summary possession.
Source Link - 2 70 Del. Laws, c. 513, § 1
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Source Link§ 5113. Service of notices or pleadings and process.
(a) Any notice or service of process required by this Code shall be served either personally upon the tenant or landlord or upon the tenant by leaving a copy thereof at the person’s rental unit or usual place of abode with an adult person residing therein; and upon the landlord by leaving a copy thereof at the landlord’s address as set forth in the lease or as otherwise provided by landlord with an adult person residing therein, or with an agent or other person in the employ of the landlord whose responsibility it is to accept such notice. If the landlord is an artificial entity, pursuant to Supreme Court Rule 57, service of the notice or process may be made by leaving a copy thereof at its office or place of business as set forth in the lease with an agent authorized by appointment or by law to receive service of process.
(b) In lieu of personal service or service by copy of the notice or process required by this Code, a copy of such notice or process may be sent by registered or certified mail or first-class mail as evidenced by a certificate of mailing postage-prepaid, addressed to the tenant at the leased premises, or to the landlord at the landlord’s business address as set forth in the lease or as otherwise provided by landlord, or if the landlord is an artificial entity, pursuant to Supreme Court Rule 57, at its office or place of business. The return receipt of the notice, whether signed, refused or unclaimed, sent by registered or certified mail, or the certificate of mailing if sent by first-class mail, shall be held and considered to be prima facie evidence of the service of the notice or process.
(c) In the alternative, service of notice or process may also be obtained by 1 of the following 2 alternatives:
(1) Posting of the notice on the rental unit, when combined with a return receipt or certificate of mailing; or
(2) Personal service by a special process-server appointed by the Court.
- 3 Delaware Court Rules of Civil Procedure - Rule 6
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Rule 6 (e) Additional time after service by mail. — Whenever a party has the right to or is required to do some act or take some proceeding within a prescribed period after being served and service is by mail, 3 days shall be added to the prescribed period. The additional 3-day period applies only to actions taken by parties and does not apply to actions taken by the Court.
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