Alaska 7-Day Notice to Pay Rent or Quit

7-DAY NOTICE TO PAY RENT OR QUIT — ALASKA

TABLE OF CONTENTS

1. Caption / Notice Heading
2. Tenant and Premises Identification
3. Rent Due and Itemization
4. Statutory Demand and Cure Period
5. Consequences of Non-Cure
6. Partial Payment Review
7. Tenant Rights Notice
8. Service of Notice
9. Landlord Signature
10. Certificate / Proof of Service
11. Alaska Practice Notes
12. Sources and References

1. CAPTION / NOTICE HEADING

STATE OF ALASKA

SEVEN (7) DAY NOTICE TO PAY RENT OR QUIT

(Pursuant to AS 34.03.220(b) — Alaska Uniform Residential Landlord and Tenant Act)

2. TENANT AND PREMISES IDENTIFICATION

TO: [TENANT NAME(S)], and all other persons in possession of the rental unit located at:

[STREET ADDRESS], [UNIT / APARTMENT NO.], [CITY], Alaska [ZIP] (the "Premises").

The Premises are subject to a written / oral rental agreement dated [__/__/____] (the "Rental Agreement") between Landlord and Tenant.

3. RENT DUE AND ITEMIZATION

YOU ARE HEREBY NOTIFIED that, as of [__/__/____], the following rent is past due and owing under the Rental Agreement:

4. STATUTORY DEMAND AND CURE PERIOD

YOU ARE HEREBY DEMANDED, pursuant to AS 34.03.220(b), to pay the total rent stated in Section 3 IN FULL by the deadline below, OR to vacate and surrender possession of the Premises by that deadline.

The deadline must be at least seven days after this Notice is given to the Tenant, consistent with current Alaska Court System Form CIV-725. If service is by registered or certified mail, add three days under AS 09.45.090(c).

DEADLINE DATE AND TIME: [DATE] at [TIME] ☐ a.m. ☐ p.m.

Payment must be tendered in the form of: ☐ Cash ☐ Cashier's check ☐ Money order ☐ Certified funds ☐ Other: [__________]

Payment must be delivered to:

[LANDLORD / AGENT NAME]
[STREET ADDRESS FOR PAYMENT]
[CITY, AK ZIP]
Telephone: [__________]

Hours for tender of payment: [__________] through [__________].

5. CONSEQUENCES OF NON-CURE

If the rent stated in Section 3 is NOT paid in full and possession of the Premises is NOT surrendered within the cure period stated in Section 4:

5.1. The Rental Agreement shall TERMINATE pursuant to AS 34.03.220(b);

5.2. Landlord shall be entitled to bring an action for Forcible Entry and Detainer ("FED") in the Alaska District Court (or Superior Court if the amount in controversy exceeds $100,000) under AS 09.45.070 et seq. and Alaska Civil Rule 85;

5.3. Landlord may seek a judgment for possession, all accrued rent, late fees authorized in writing by the Rental Agreement, statutory damages, court costs, and attorney fees as permitted by AS 09.45.105 and the Rental Agreement;

5.4. Trial in an FED action will be set within fifteen (15) days of service of summons under Civil Rule 85; and

5.5. If judgment is entered for Landlord, the court will issue an Order to Vacate and, upon request, a writ of assistance to a peace officer pursuant to AS 09.45.110.

6. PARTIAL PAYMENT REVIEW

This notice offers cure by payment of the full unpaid rent stated above. Before accepting or refusing a partial payment after service, obtain Alaska legal review and document any agreement; do not assume that a partial payment automatically extends the eviction deadline.

7. TENANT RIGHTS NOTICE

Tenant is advised of the following rights under Alaska law:

7.1. Right to Cure. Tenant may avoid termination by paying the full rent set forth in this Notice within the cure period.

7.2. Right Against Self-Help. Pursuant to AS 34.03.210, Landlord may NOT lock Tenant out, shut off utilities, remove Tenant's belongings, or otherwise oust Tenant without an order of the District Court. Self-help eviction entitles Tenant to actual damages or 1.5 times actual damages plus attorney fees.

7.3. Right Against Retaliation. Pursuant to AS 34.03.310, it is unlawful for Landlord to retaliate against Tenant for complaining about habitability, contacting a code enforcement agency, organizing a tenant union, or asserting rights under the Alaska URLTA. Retaliation is a complete defense to an action for possession.

7.4. Habitability Defense. Pursuant to AS 34.03.100 and AS 34.03.160, Tenant may have defenses or counterclaims if Landlord has failed to maintain the Premises in a fit and habitable condition. Tenant should consult counsel before deducting amounts from rent.

7.5. Discrimination. Refusing to lease, evicting, or imposing different terms based on race, religion, color, national origin, sex, marital status, change in marital status, pregnancy, parenthood, or physical or mental disability violates AS 18.80.240 and the federal Fair Housing Act, 42 U.S.C. § 3601 et seq. In the Municipality of Anchorage, AMC Title 5 (Equal Rights Code) extends similar protections.

7.6. Right to Legal Help. Tenant may contact Alaska Legal Services Corporation (1-888-478-2572), the Alaska Court System Self-Help Center, or a licensed Alaska attorney.

8. SERVICE OF NOTICE

Service of this Notice shall be made consistent with AS 09.45.100 and current Alaska Court System Form CIV-725 by one of the following methods:

☐ Personal delivery to Tenant at the Premises or elsewhere (AS 09.45.100(1));

☐ After attempting personal delivery, knocking, receiving no answer, and believing Tenant absent, securely posting the Notice on the front door of the rental unit (AS 09.45.100(2)); or

☐ Registered or certified mail, return receipt retained, addressed to Tenant at the Premises (AS 09.45.100(3)); the cure period includes three additional days under AS 09.45.090(c).

9. LANDLORD SIGNATURE

Dated this [____] day of [MONTH], 20[____].

[LANDLORD'S FULL LEGAL NAME], Landlord
By: [________________________________]
Print Name: [________________________________]
Title (if agent): [________________________________]
Address: [________________________________]
Telephone: [________________________________]
Email: [________________________________]

10. CERTIFICATE / PROOF OF SERVICE

I, [NAME OF SERVER], declare under penalty of perjury under the laws of the State of Alaska that on [__/__/____] at approximately [__:__ a.m./p.m.], I served the foregoing 7-Day Notice to Pay Rent or Quit on [TENANT NAME(S)] by:

☐ Personal delivery at: [ADDRESS]

☐ After attempted personal delivery and no answer, securely posting on the front door of the Premises (photograph attached);

☐ Registered/certified mail, tracking no. [__________].

Executed at [CITY], Alaska, on [__/__/____].

Signature: [________________________________]
Print Name: [________________________________]
Address: [________________________________]
Telephone: [________________________________]

11. ALASKA PRACTICE NOTES

11.1. Coverage of the URLTA. The Alaska URLTA applies to most residential tenancies. Exemptions in AS 34.03.330 include institutional residence (e.g., hospitals, prisons), transient occupancy in a hotel/motel, occupancy by a member of a fraternal or social organization, occupancy under a contract of sale, and occupancy by an employee of the landlord whose right to occupy is conditional on employment. Confirm coverage before serving.

11.2. Mobile-home park tenancies. AS 34.03.225(a)(1) permits a mobile-home park termination for rent default, but the operator must comply with that section and the applicable URLTA/FED notice rules. Confirm the tenancy type before use.

11.3. Section 8 / HUD-subsidized tenancies. A 7-day notice may be insufficient for federally subsidized tenancies; HUD HAP and project-based contracts often require a separate notice (typically 14 days) and lease provisions limiting grounds for termination. Review the HAP contract before relying on this Notice alone.

11.4. District-Court FED filing. FED actions in Alaska are filed in District Court when damages are under $100,000; otherwise in Superior Court. Anchorage, Fairbanks, Juneau, Palmer, and Kenai have dedicated district court eviction calendars. Use Form CIV-730 (Complaint), CIV-100 (Summons FED — Anchorage/Fairbanks) or CIV-105 (Summons FED — other locations), CIV-125D/S (Case Description), and CIV-735 (Judgment FED).

11.5. Bush / off-road communities. In rural Alaska without scheduled court access, a magistrate judge may travel for FED hearings. Allow additional time for service by State Trooper or licensed process server.

11.6. Native Allotments / ANCSA / BIA housing. Tenancies on Native trust land or in housing operated by an Alaska Regional Housing Authority may be subject to tribal jurisdiction or BIA leasing regulations (25 C.F.R. Pt. 162). Consult tribal counsel before serving a state-law notice.

11.7. Acceptance of full rent after service. Acceptance of FULL rent (not partial) cures the default and waives the Notice. Document any post-Notice acceptance in writing if Landlord intends to continue the tenancy.

11.8. Re-service for new defaults. A separate Notice is required for each new monthly default. The "only one notice per default" language in AS 34.03.220(b) does not bar successive notices for successive monthly rent obligations.

11.9. Attorney fees. Alaska Civil Rule 82 governs attorney-fee awards in civil actions, including FEDs. Lease attorney-fee provisions are enforceable subject to Rule 82 and AS 34.03.030.

12. SOURCES AND REFERENCES

• AS 34.03.010 et seq. — Alaska Uniform Residential Landlord and Tenant Act (URLTA)
• AS 34.03.020 — Terms and conditions of rental agreement
• AS 34.03.040 — Prohibited provisions in rental agreements
• AS 34.03.070 — Security deposits and prepaid rent
• AS 34.03.100 — Landlord obligation to maintain fit premises
• AS 34.03.160 — Tenant remedies for noncompliance affecting health and safety
• AS 34.03.210 — Tenant remedies for landlord's unlawful ouster, exclusion, or diminution of service (self-help bar)
• AS 34.03.220 — Noncompliance with rental agreement; failure to pay rent
• AS 34.03.290 — Periodic tenancy and holdover
• AS 34.03.310 — Retaliatory conduct prohibited
• AS 34.03.330 — Exemptions
• AS 34.03.225 — Limitations on mobile-home park terminations
• AS 09.45.060 — .160 — Forcible Entry and Detainer
• AS 09.45.100 — Notice to quit service
• AS 09.45.105 — Required notice-to-quit contents
• AS 18.80.240 — Unlawful practices in the sale or rental of real property
• 42 U.S.C. § 3601 et seq. — federal Fair Housing Act
• Alaska R. Civ. P. 85 — FED procedure
• Alaska R. Civ. P. 82 — Attorney fees
• Alaska Court System Form CIV-730 — FED Complaint
• Alaska Court System Form CIV-725 — Notice to Quit, Nonpayment of Rent — https://public.courts.alaska.gov/web/forms/docs/civ-725.pdf
• Alaska Court System Form CIV-720 — Eviction Booklet
• Alaska Department of Law, "The Alaska Landlord & Tenant Act: What It Means to You"
• Anchorage Municipal Code Title 5 — Equal Rights Code