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Steve Scott Attorney at Law |
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Serving Landlords, Individuals |
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Vanessa Reynolds Legal Assistant |
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Disclaimer: Recommended notice forms on this page may be used by landlords and their staff members or agents, but it is recommended that they first be reviewed by an attorney to ensure they are appropriate for the landlords particular situation. No liability is assumed by Scott Law Firm, P.C. or its personnel for defective notices unless we have been specifically consulted with regard to a particular notice being given. Selection of appropriate forms and proper completion of forms is crucial to obtaining good legal results. Therefore, please carefully read the "Notes on Use" which accompany each form. All forms are available in PDF format. Most are also available in Word and WordPerfect formats so they can be edited. To download a file in Internet Explorer, right-click the link and select "Save Target As"; other browsers may use somewhat different terminology. If you do not have the free Acrobat Reader program necessary to view and print PDF files, you can obtain it HERE. The bookmark list below will take you to particular forms. 01QT - Rental
Application
Form 01QT - Rental ApplicationNotes on Use: This form is designed to collect information from prospective tenants so you can decide whether or not to rent to them. By signing this form, the prospective tenant authorizes you to perform background checks including a credit report. This 2-page form can be printed back-to-back to save paper. You can edit the Word or WordPerfect versions of this form to include your name at the top - e.g., "AB Rentals - Rental Application." PDF format Word format WordPerfect format
Form 02QT - Resources for Background ChecksNotes on Use: This form repeats the information available on the Qualifying Tenants page of this web site. It is included here in PDF format to provide an easy way to print the information on one sheet of paper.
Form 03QT - Statement of Credit DenialNotes on Use: If you obtain a credit report on a prospective tenant and decide not to rent to that person at least partially because of something you saw in the credit report, you are required by federal law to provide this form to the prospective tenant. For "Description of Account, Transaction or Requested Credit," insert the words "residential lease." For "Description of Action Taken," insert "residential lease denied." Use the blanks below to check off the applicable types of information from the credit report that you found unacceptable. Be sure the sign the form and keep a copy for your files. PDF format Word format WordPerfect format
Form 04LS - Landlord Identification FormNotes on Use: Scott Law Firm requests that this form be completed the first time you request landlord-tenant legal services. Thereafter, you do not need to fill out the form again unless your information changes.
Form 05LS - Request to File Landlord Tenant LawsuitNotes on Use: Scott Law Firm requests that you submit this completed form whenever you want us to file a landlord-tenant lawsuit for you. Note that in various places, the form inquires whether particular documents exist, and, if so, asks you to attach copies of the documents. If you do not fill out this form when requesting us to file a lawsuit, there will be a $20 surcharge for us to obtain the information in another manner. PDF format Word format WordPerfect format
Form 06LS - Verification of PetitionNotes on Use: The verification form is attached to a lawsuit petition. By signing this form, the landlord or agent verifies that the information to be included in the lawsuit is true. Not only is a verification a legal requirement for most types of landlord-tenant lawsuits, but also it serves as a form of evidence which allows the court to enter a default judgment in your favor if the tenant fails to appear at the first court appearance. The form should be signed but not dated - we will insert the date the lawsuit is filed. We need a verification with an original signature to attach to each lawsuit filed - faxed or emailed copies are not acceptable. Therefore, you will need to either deliver or mail this form to Scott Law Firm. Alternatively, if you anticipate filing more cases through our firm in the future, you can provide us with a pre-signed supply of verification forms which we will keep on hand for future cases. While it is legally possible to file a verification form after the lawsuit is filed (but before the first court appearance), there will be a surcharge of $10 for the additional work involved in doing so. PDF format Word format WordPerfect format
Form 07SD - Security Deposit GuidelinesNotes on Use: This form repeats the information on the Security Deposits page of this web site and is provided here so you can print the information in a compact format. These guidelines should be carefully reviewed and used in conjunction with Form 08SD and Form 08aSD below.
Form 08SD - Notice of Security Deposit InspectionNotes on Use: The security deposit statute requires you to given written notice, or oral in-person notice, of the date and time when you will conduct an inspection after the end of the lease to determine what deductions, if any, will be made from the security deposit. You can use this form to give written notice. The blanks in the form are self-explanatory. PDF format Word format WordPerfect format
Form 08aSD - Security Deposit StatementNotes on Use: Within 30 days after the end of a lease, the security deposit statute requires you to either refund the tenant's entire security deposit or provide the tenant with a written statement itemizing the deductions from the security deposit and refund the balance of the deposit (if any). This form will suffice as the required written statement. The blanks in this form are self-explanatory. Be sure to keep a copy of the statement for your files, noting the date it was mailed. PDF format Word format WordPerfect format
Form 09AB - Abandonment Notice-Non-StatutoryNotes on Use: See the discussion of "Removal of Property from Abandoned Premises" on the Missouri Law page of this web site. This form is designed to enhance the landlord's chances of prevailing on a common law abandonment theory if the statutory procedure cannot be used for some reason (the most common being that the rent is not 30 days in arrears). By at least posting this notice on the abandoned premises (if you do not know where the tenant is) and keeping a copy for your file, you enhance your argument in favor of common law abandonment because it is logical to assume that if the tenant got the notice and failed to retrieve his belongings, he did not want them and therefore intended to abandon them. The blanks in this form are self-explanatory, but be sure to check one of the options relating to the location of the property at the time the notice is given. PDF format Word format WordPerfect format
Form 10AB - Abandonment Notice-StatutoryNotes on Use: Again, see the discussion of "Removal of Property from Abandoned Premises" on the Missouri Law page of this web site. This form can be used by a landlord to provide protection against property-loss claims when a tenant has abandoned property at the leased premises and the statutory conditions are met. Study Form 11AB to determine if the statutory conditions have been met. The blanks in this form are self-explanatory. Be sure to post and mail the notice in strict compliance with the guidelines in Form 11AB and keep a copy for your file with the certified mail receipt attached. PDF format Word format WordPerfect format
Form 11AB - Abandonment Notice-Statutory-GuidelinesNotes on Use: This form repeats and expands upon information in the discussion of "Removal of Property from Abandoned Premises" on the Missouri Law page of this web site. Be sure to study the guidelines carefully so you understand what is required by the statute and so you properly post and mail the notice.
Form 12RP - Demand for Rent and PossessionNotes on Use: Missouri law requires that before a rent-and-possession lawsuit can be filed, the landlord must demand from the tenant payment of the amount of rent due at the time of the demand. Such a demand can be made orally, but may be easier to prove if a written demand is served. This form will serve as a written demand for rent. The blanks in this form are self-explanatory. Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the tenant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 13RP - Notice of Successor OwnerNotes on Use: Missouri law requires that when property subject to existing leases is transferred to a new owner, the new owner must give a written notice to the tenants before the new owner is entitled to sue them for rent-and-possession. This form is designed to meet that legal requirement. Note that a copy of the new owner's deed is to be attached to the notice. The blanks at the top of this form are self-explanatory. In the first paragraph, in order, the information needed for the blanks is as follows: Name of former owner, date of deed, date deed was recorded, and date of deed. If a tenant owes rent at the time the notice is to be given, the lower part of the notice can also be used; if so, the details of the tenant's rent arrearage should be set out at the end of paragraph "a." Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the tenant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 14UD - Notice of Non-Renewal of LeaseNotes on Use: If a written lease states a definite termination date, no notice is necessary that the lease will not be renewed unless the lease contains language requiring such a notice. Obviously, if the lease does require a non-renewal notice, this form can be used for that purpose. Another reason to use this form is the situation where you have reason to believe the tenant does not plan to vacate at the end of the lease and you want to make clear to the tenant the consequences of failure to vacate; in this situation, giving this notice also will enhance your chances of collecting "double damages" (twice the fair rental value) for the time the tenant holds over after the lease termination date. The blanks in this form are self-explanatory. PDF format Word format WordPerfect format
Form 15UD - Trespass NoticeNotes on Use: Landlords occasionally encounter a situation in which trespassers or other unauthorized persons are living on their property. If a trespasser has not been given permission by anyone (including other tenants) to live on the property, the police likely will assist in removing the person without the landlord having to sue for eviction, but the police may require that the person first be given a trespass notice. This form is designed as the necessary trespass notice. It can either be handed to the trespasser or posted in a location on the premises where the trespasser is likely to see it. The blanks in this form are self-explanatory. Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies - one for your office file and one for the police if they must be called to remove the trespasser. The service information at the bottom of the form does not have to be completed on the copy or copies served on the trespasser. However, the service information should be completed on your office copy and the copy for the police. PDF format Word format WordPerfect format
Form 16UD - Demand for Possession-No Lease or SquatterNotes on Use: Occasionally situations arise in which a tenant gives permission to a person to live at a landlord's property. Even if the tenant had no legal authority to give such permission (and under most leases the tenant would not have such authority), the police generally would not treat the person as a trespasser and remove him without court action. Another situation that sometimes occurs is that a person living at a landlord's property is really nothing more than a "squatter," but for some reason the police decide not to treat the person as a trespasser. In either of these situations, the landlord must serve a "demand for possession" on the unauthorized person and then can immediately file suit for unlawful detainer if the person fails to vacate. This form is designed to be used in either of these situations. The blanks in this form are self-explanatory. Fill out the original of the form to fit the particular situation. If there is more than one person to be served, make copies for the additional persons. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the person(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 17UD - Demand for Rent-Common Law ForfeitureNotes on Use: To understand the use of this form, see the caution about suing for unlawful detainer based on non-payment of rent on the Missouri Law page of this web site. If you want to sue for unlawful detainer for non-payment of rent and your lease does not include language waiving the common law rule discussed there, you must give this notice before filing suit. If the tenant does not pay all rent due within 10 days after service of the notice, an unlawful detainer case may be filed. The blanks in this form are self-explanatory. Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the tenant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 18UD - Notice to Terminate Month-to-Month LeaseNotes on Use: The law applicable to this form is discussed in the "Oral Leases" section on the Missouri Law page of this web site. To obtain the desired results, it is crucial that you time the service of the notice properly. To reiterate, a notice such as this takes effect one month after the next rent due date. For example, assuming rent is due on the first day of, say, June, a notice served before June 1 will terminate the lease at the end of June; however, a notice served on or after June 1 would not terminate the lease until the end of July. If the tenant fails to vacate by the termination date established by the notice, an unlawful detainer case may be filed. The blanks in this form are self-explanatory. Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the tenant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 19UD - Notice to Terminate Mobile Home Lot LeaseNotes on Use: This form applies when you want to terminate a month-to-month lease of land on which is parked a mobile home in which the tenant has an ownership interest. A statutory change enacted in 1997 requires a 60-day notice in such cases in order to give the tenant time to move the mobile home. The same considerations apply when using this form as for Form 18UD, except that a notice given before a rent due date will terminate the lease effective two months from the rent due date (e.g., a notice given before June 1 would terminate the lease at the end of July). The blanks in this form are self-explanatory. If the tenant fails to vacate by the termination date established by the notice, an unlawful detainer case may be filed. Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the tenant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 20UD - Notice Terminating Possession-No CureNotes on Use: Use of this form is appropriate when: (1) You want to file unlawful detainer against a tenant because the tenant has violated one or more conditions of the lease (except possibly non-payment of rent - see Form 17UD above), has assigned or transferred his interest in the lease without your written consent, has caused damage to the premises beyond ordinary wear and tear, has allowed the possession, sale or distribution of illegal drugs on the premises, or has permitted the premises to be used for gambling or prostitution, and (2) you do not want the tenant to stay even if the tenant "cures" (corrects) the problem(s). Note that the notice is phrased in terms of terminating the tenant's right to possess the leased premises but not terminating the tenant's obligation to pay rent, which is advantageous because it allows you to continue claiming rent from the tenant until the earlier of the date you re-rent the premises or the lease expires; however, some judges may treat the notice as terminating the lease altogether, including the obligation to pay rent. If the tenant does not vacate within 10 days after the notice is served, an unlawful detainer action may be filed. The blanks in this form are self-explanatory, but note that you must insert a description of the violations at the end of the first paragraph after the colon. Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the tenant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 21UD - Notice Terminating Possession-Cure AllowedNotes on Use: Use of this form is appropriate when: (1) You want to file unlawful detainer against a tenant because the tenant has violated one or more conditions of the lease (except possibly non-payment of rent - see Form 17UD above), has assigned or transferred his interest in the lease without your written consent, has caused damage to the premises beyond ordinary wear and tear, has allowed the possession, sale or distribution of illegal drugs on the premises, or has permitted the premises to be used for gambling or prostitution, and (2) you are willing for the the tenant to stay if the tenant "cures" (corrects) the problem(s) or the lease itself requires allowing the tenant an opportunity to cure violations. Again the notice is phrased in terms of terminating the tenant's right to possess the leased premises but not terminating the tenant's obligation to pay rent, but some judges may treat the notice as terminating the lease altogether, including the obligation to pay rent. The blanks in this form are self-explanatory, but note that you must insert a description of the violations at the end of the first paragraph after the colon. If the tenant does not cure the violations or move within 10 days after the notice is served, an unlawful detainer case may be filed. Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the tenant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 22UD - Notice to Terminate Tenancy at SufferanceNotes on Use: Occasionally a situation arises in which a person who originally had permission to occupy premises is no longer so authorized. A common scenario is the situation where an owner or tenant of real estate invites a person to live at there and later decides to withdraw the invitation after the person has lived there for a period of time (e.g., woman invites man to live with her, man moves in, they don't get along, woman asks man to move, and man refuses). The person no longer having permission to occupy the premises is known in the law as a "tenant at sufferance." A Missouri statute requires a 30-day written notice to terminate a tenancy at sufferance. This form is designed to provide such notice. If the person whose permission to occupy has been withdrawn was to pay some rent on a particular day of the month, then the time principles described in the Form 18UD Notes on Use would apply. However, if there was no agreement for that person to pay rent, then the termination can take effect 30 days after the notice is served. The blanks in this form are self-explanatory, but care should be taken to insert the correct termination date in the notice; an incorrect date invalidates the notice and requires starting over with a new notice. When the tenancy at sufferance terminates pursuant to the notice, an unlawful detainer case can be filed if the person notified has not vacated. Fill out the original of the form to fit the particular situation. If there is more than one occupant to be served, make copies for the additional occupants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the occupant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 23EE - Notice of Intent to File Expedited EvictionNotes on Use: If you want to file for expedited eviction and someone other than the tenant was the perpetrator of the activity giving rise to the case, you must serve this notice. After completing the identifying information at the top, fill out the remainder of the form as follows: In paragraph 1, check one or more grounds for the case as applicable. Underneath the grounds is a paragraph where, after the colon, you must describe the information you have received which gives rise to the cose. Below that are options to check whether the tenant or someone else, or both, perpetrated the activity giving rise to the case. If the tenant does not take steps to abate the problem within 5 days after the notice is served, you may proceed with an expedited eviction case. Note that this form is not necessary when the tenant is the sole perpetrator of the activity giving rise to the case. Fill out the original of the form to fit the particular situation. If there is more than one tenant to be served, make copies for the additional tenants. Also make two more copies one for your office file and one for your attorney if it becomes necessary to file suit. The service information at the bottom of the form does not have to be completed on the copy or copies served on the tenant(s); however, the service information should be completed on your office copy and attorney's copy. PDF format Word format WordPerfect format
Form 24EX - Request for Execution for PossessionNotes on Use: Scott Law Firm will request an execution for possession at the appropriate time if our client requests us to do so. Landlords can also make such a request on their own. This form provides a framework for making such a request. Note that when the letter is submitted to the Circuit Clerk's office, it must be accompanied by an execution fee of $20 per defendant to be evicted, and that fee must be paid in cash or by money order (personal checks are not accepted). For the procedure involved in an execution for possession, see the "Enforcement of Judgments" section on the Missouri Law page of this web site. PDF format Word format WordPerfect format
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