New Mexico: Eviction Notice Requirements

Requirements one by one

Governing law

New Mexico's eviction-notice rules are in the Uniform Owner-Resident Relations
Act (UORRA), NMSA 1978 §§ 47-8-1 to 47-8-52. Section 47-8-33 sets the notices for
nonpayment, lease violations, and "substantial violations"; § 47-8-3(V) defines
what counts as a substantial violation; § 47-8-37 covers ending a periodic
tenancy; § 47-8-39 bars retaliatory eviction; and § 47-8-13 says how a notice
must be served. The eviction lawsuit itself — a "petition by owner for
restitution" — is in §§ 47-8-40 and following. New Mexico has no statewide
just-cause requirement.

Notice for unpaid rent

If rent is late, the landlord serves a written notice of the nonpayment and of the
intent to terminate. The landlord may terminate if the resident "fails to pay rent
within three days" after that notice (§ 47-8-33(D)). The cure right here is
absolute and worded as a bar: "tender of the full amount due, in the manner stated
in the notice, prior to the expiration of the three-day notice shall bar any
action for nonpayment of rent." Pay the full amount, in the way the notice
specifies, before the three days run, and the landlord cannot evict you for that
nonpayment.

Notice for a lease violation

For an initial material breach of the lease — or a health-and-safety violation of
the resident's duties — the landlord serves a notice "specifying the acts and
omissions constituting the breach, including the dates and specific facts," and
stating that the tenancy "will terminate upon a date not less than seven days
after receipt of the notice if the breach is not remedied in seven days"
(§ 47-8-33(A)). Two timing rules matter: the notice must be given "within thirty
days of the breach or knowledge thereof" (§ 47-8-33(C)), and if the last cure day
falls on a weekend or federal holiday, the cure period extends to the next
business day (§ 47-8-33(H)).

Unconditional quit (no cure allowed)

New Mexico has two no-cure routes, both narrower than a general "quit" notice.
First, a 3-day notice for a "substantial violation" (§ 47-8-33(I)). That term
is defined by a closed list in § 47-8-3(V) — "the sole grounds" are the sale, use,
distribution, or manufacture of a controlled substance (misdemeanor possession and
use are excluded), unlawful use of a deadly weapon, unlawful conduct causing
serious physical harm, sexual assault, burglary of a home or vehicle, forcible
theft, or intentional or reckless property damage over $1,000 — and the conduct
must occur in the unit, on the premises, or within 300 feet. Second, a 7-day
no-cure notice for a second material breach within six months of the first
(§ 47-8-33(B)), but only if the landlord's initial 7-day notice warned that a
repeat would end the tenancy (§ 47-8-33(C)).

Ending a month-to-month tenancy

To end a periodic tenancy for no fault, the landlord (or resident) gives written
notice: "at least thirty days prior to the periodic rental date" for a
month-to-month residency (§ 47-8-37(B)), or "at least seven days" for a
week-to-week residency (§ 47-8-37(A)). A notice served too late to give the full
30 days is not void — New Mexico courts treat it as effective for the next rental
date instead.

How the notice must be served

Section 47-8-13(D) splits service into two tracks. A nonpayment notice "shall
be effective only when hand delivered or mailed to the resident or posted on an
exterior door of the dwelling unit" — posting alone is allowed for this one
notice. For every other notice, "even if there is a notice by posting, there
must also be a mailing of the notice by first class mail or hand delivery" — a
bare posting is not enough. The posting date must be written on the notice and is
its effective date, and a posted notice "shall be affixed to a door by taping all
sides or placed in a fixture or receptacle designed for notices or mail."

Tenant's right to cure/reinstate

Paying the full amount before the 3-day nonpayment notice expires, or remedying a
lease breach within the 7-day window, stops the eviction (§ 47-8-33(A), (D)), and
a cure day landing on a weekend or holiday rolls to the next business day
(§ 47-8-33(H)). A substantial-violation (3-day) eviction carries its own defenses:
being a domestic-violence victim (§ 47-8-33(J)), not knowing of or being unable to
prevent another person's act (§ 47-8-33(K)), or reasonable self-defense
(§ 47-8-33(L)); and a frivolous or bad-faith substantial-violation suit costs the
owner "two times the amount of the monthly rent, plus damages and costs"
(§ 47-8-33(M)). Retaliation is separately barred (§ 47-8-39): a landlord may not
raise rent, cut services, or "bring or threaten to bring an action for possession"
because, within the previous six months, the resident complained to a code agency,
joined a residents' union, exercised UORRA rights (including a written repair
request), filed a fair-housing complaint, sued or prevailed against the owner,
testified for another resident, or abated rent — and a proven violation "shall be
a defense in any action against him for possession."

What trips people up

Paying stops a nonpayment eviction — but only the full amount, on time, the way
the notice says. Section 47-8-33(D) bars the action only on "tender of the full
amount due, in the manner stated in the notice, prior to the expiration of the
three-day notice." A partial payment, or paying after the three days, does not
trigger the bar.

The 7-day cure notice has a 30-day shelf life. A landlord must serve the
§ 47-8-33(A) notice "within thirty days of the breach or knowledge thereof"
(§ 47-8-33(C)). A stale notice about an old, un-acted-on violation can be
challenged.

"Substantial violation" is a closed list, not a catch-all. The 3-day no-cure
notice is only for the specific serious conduct in § 47-8-3(V) — drugs (beyond
misdemeanor possession), weapons, serious violence, sexual assault, burglary,
forcible theft, or over $1,000 in intentional damage. Ordinary lease breaches, no
matter how annoying, run through the 7-day cure notice instead, and a
domestic-violence victim has a specific defense (§ 47-8-33(J)).

Posting alone only works for the rent notice. For a lease-violation, periodic,
or substantial-violation notice, the landlord must mail or hand-deliver in
addition to any posting (§ 47-8-13(D)). A notice merely taped to your door, with
nothing mailed, is defective for those.

Self-help is illegal. A landlord cannot change the locks, shut off utilities,
or remove your belongings to force you out; possession can be taken only through
the court restitution process.

Common questions

How many days do I get to pay before a New Mexico landlord can evict me for late
rent? Three days after the written notice (§ 47-8-33(D)). Tender the full amount
due, in the manner the notice states, before those three days expire and the
nonpayment eviction is barred.

My landlord says I have to leave in three days over something at my apartment —
is that allowed? Only if it is a listed "substantial violation" — drugs, a
weapon, serious violence, sexual assault, burglary, forcible theft, or over $1,000
in intentional damage (§§ 47-8-33(I), 47-8-3(V)). An ordinary lease problem must
go through the 7-day cure notice, not a 3-day quit.

I'm month-to-month and my landlord just wants me out — how much warning do I
get? At least 30 days' written notice before the periodic rental date
(§ 47-8-37(B)). New Mexico has no just-cause law, so no reason is required, but the
full 30 days must be given and the notice can't be retaliatory (§ 47-8-39).

Can my landlord evict me for asking for repairs or reporting bad conditions?
No — that is retaliation. If within the previous six months you made a written
repair request, complained to a code agency, or exercised other UORRA rights, the
landlord may not raise rent, cut services, or bring an eviction because of it, and
the retaliation is a defense to possession (§ 47-8-39).

Statutes and sources

• NMSA 1978 § 47-8-33(A) — 7-day cure-or-quit notice for an initial material lease breach.
  https://law.justia.com/codes/new-mexico/chapter-47/article-8/section-47-8-33/ (accessed 2026-07-10)
• NMSA 1978 § 47-8-33(B)-(C) — 7-day no-cure notice for a second breach within 6 months; 30-day service window and required warning.
  https://law.justia.com/codes/new-mexico/chapter-47/article-8/section-47-8-33/ (accessed 2026-07-10)
• NMSA 1978 § 47-8-33(D) — 3-day notice to pay rent; full timely tender bars a nonpayment action.
  https://law.justia.com/codes/new-mexico/chapter-47/article-8/section-47-8-33/ (accessed 2026-07-10)
• NMSA 1978 § 47-8-33(H)-(I) — weekend/holiday cure extension; 3-day substantial-violation notice.
  https://law.justia.com/codes/new-mexico/chapter-47/article-8/section-47-8-33/ (accessed 2026-07-10)
• NMSA 1978 § 47-8-3(V) — closed-list definition of "substantial violation."
  https://law.justia.com/codes/new-mexico/chapter-47/article-8/section-47-8-3/ (accessed 2026-07-10)
• NMSA 1978 § 47-8-37(A)-(B) — 30-day month-to-month and 7-day week-to-week termination.
  https://law.justia.com/codes/new-mexico/chapter-47/article-8/section-47-8-37/ (accessed 2026-07-10)
• NMSA 1978 § 47-8-13(D) — service methods; posting alone valid only for a nonpayment notice.
  https://law.justia.com/codes/new-mexico/chapter-47/article-8/section-47-8-13/ (accessed 2026-07-10)
• NMSA 1978 § 47-8-39(A)-(B) — retaliatory eviction barred; defense to possession.
  https://law.justia.com/codes/new-mexico/chapter-47/article-8/section-47-8-39/ (accessed 2026-07-10)