400 Meeting: What Happens When Your Landlord Wants to End Your Lease

What a 400 Meeting Is and Why Your Landlord Calls One

A 400 meeting is a formal conversation between you and your landlord about ending your lease before the contract expires. The name comes from South Carolina Code Section 27-40-730, which requires landlords to give you written notice and a chance to meet before they can move forward with eviction or lease termination. Your landlord cannot simply lock you out or file court papers without holding this meeting first.

The meeting exists to give you a real opportunity to respond to whatever problem your landlord has identified—whether that is unpaid rent, a lease violation, damage to the unit, or a decision to end the tenancy for another reason. It is not a negotiation in most cases, but it is your chance to present your side before legal action begins.

Your landlord must give you written notice at least three days before the meeting. That notice must state the reason for the meeting and the date, time, and location. You have the right to attend, to bring someone with you, and to speak. If you do not show up, your landlord can proceed without you.

Key Takeaways

• South Carolina law requires your landlord to hold a 400 meeting and give you written notice at least three days in advance before they can pursue eviction or lease termination.
• The meeting is your chance to respond to the reason your landlord wants to end your lease, whether that is unpaid rent, a violation, or another cause.
• You can bring a witness, family member, or legal representative to the meeting, and you should take notes or bring someone who can.
• If you do not attend or if the meeting does not resolve the issue, your landlord can file an eviction case in magistrate court, which moves much faster than the 400 meeting process.
• After the meeting, ask your landlord in writing what happens next and what deadline you have to cure the problem or vacate, if one exists.

What to Bring and How to Prepare

Bring any documents that support your position. If the issue is unpaid rent, bring proof of payment—bank statements, cancelled checks, money order receipts, or screenshots of online transfers. If your landlord claims you violated the lease, bring the lease itself, any written communication from your landlord about the issue, and evidence that you fixed the problem or that the claim is wrong.

Bring a witness or support person if you can. This person can take notes, help you stay calm, and later testify about what was said if the case goes to court. A family member, friend, or legal advocate can all serve this role. If you have a lawyer, bring them—though many tenants do not have legal representation at this stage.

Write down the key facts before you go: the date you moved in, the amount of rent you owe (if any), when you last paid, and what the lease says about the issue at hand. If your landlord claims you damaged something, take photos of the unit showing its current condition. If the problem is a repair issue, document what is broken and when you reported it.

What Happens During the Meeting

Your landlord will state the reason they want to end the lease. Listen carefully and take notes. Do not interrupt. When they finish, explain your side. Stay calm and factual. If the issue is unpaid rent, explain why you could not pay and what you are doing about it now. If it is a lease violation, explain why you did not violate it or why you have fixed it. If it is a repair issue, explain when you reported it and what response you got.

Your landlord does not have to agree with you or change their mind. The meeting is not a trial. Your landlord's job is to hear you out; your job is to make sure your version of events is on record. If your landlord says they will give you time to fix the problem, ask them to put that in writing—how many days you have, what exactly needs to be fixed, and what happens if you do not meet the deadline.

If the meeting ends without resolution, ask what comes next. Will your landlord file an eviction case? When? What is your deadline to move or pay? Get answers in writing if possible. If your landlord says they will send you a follow-up letter, keep it. You will need it if the case goes to court.

The Difference Between a 400 Meeting and Eviction Court

A 400 meeting is not a court proceeding. No judge is present. Your landlord does not have to prove anything to a legal standard. The meeting is simply a required step before your landlord can file an eviction case in magistrate court.

If your landlord files an eviction case after the 400 meeting, you will receive a summons telling you when to appear in court. That court date is usually within two to four weeks. At that hearing, a judge will decide whether your landlord has the right to evict you. You can present evidence and witnesses. The judge can order you to pay rent, fix a violation, or move out—or can rule in your favor and dismiss the case.

Many tenants think the 400 meeting is their only chance to fight back. It is not. You have another chance in court. But the 400 meeting is your first chance, and it is worth taking seriously.

What to Do If You Cannot Attend

If you receive notice of a 400 meeting and cannot attend on that date, contact your landlord immediately and ask to reschedule. Put your request in writing—email, text, or a letter—so there is a record. Your landlord is not required to reschedule, but many will if you ask in advance and give a good reason.

If you do not attend and do not ask to reschedule, your landlord can proceed without you. That does not mean you lose your rights, but it means your side of the story will not be heard at that stage. You will still have the chance to respond in court if your landlord files an eviction case.

If you are facing a 400 meeting and need help understanding your rights or preparing, contact a legal aid organization in your county. Many offer free or low-cost help to tenants. The South Carolina Appleseed Legal Justice Center and local community action agencies can point you toward resources.

After the 400 Meeting: What Happens Next

After the meeting, your landlord has several options. They may decide to drop the issue and let you stay. They may give you a deadline to fix the problem—pay rent, repair damage, or stop the violation. They may decide to end your lease and give you notice to vacate, which typically means 30 days in South Carolina unless your lease says otherwise. Or they may file an eviction case in magistrate court.

If your landlord gives you a deadline, meet it. If you cannot, contact your landlord before the deadline passes and explain why. If your landlord files an eviction case, you will receive a summons. Read it carefully. It will tell you the date, time, and location of the court hearing. Mark that date on your calendar. Missing a court date can result in a judgment against you even if you have a good defense.

Keep all written communication from your landlord. Save emails, texts, letters, and notes from the 400 meeting. If the case goes to court, these documents are evidence. They show what your landlord said, what you agreed to, and what happened next.

Your Rights During a 400 Meeting

South Carolina law gives you specific rights during a 400 meeting. You have the right to receive written notice at least three days in advance. You have the right to attend. You have the right to bring someone with you. You have the right to speak and present your side.

You do not have the right to force your landlord to change their mind or to negotiate a new lease. But you have the right to make sure your version of events is heard and recorded. If the case goes to court later, the judge will want to know whether the 400 meeting happened and what was said. Your attendance and your statement matter.

If your landlord does not give you proper notice or does not hold the meeting, that is a violation of South Carolina law. If your landlord files an eviction case without holding a 400 meeting first, you can raise that as a defense in court. Tell the judge that the meeting never happened or that you did not receive proper notice. The judge may dismiss the case or delay it to allow the meeting to happen.

Frequently Asked Questions

Can my landlord evict me without holding a 400 meeting?

No. South Carolina law requires a 400 meeting before eviction. Your landlord must give you written notice at least three days in advance and hold the meeting. If they skip this step and file an eviction case, you can tell the judge, and the judge may dismiss the case or require the meeting to happen first.

What if I cannot pay the rent my landlord says I owe?

Tell your landlord at the 400 meeting. Explain your situation and ask about a payment plan. Your landlord does not have to agree, but many will work with a tenant who communicates. If you cannot reach an agreement, ask about local rental assistance programs. Some counties and nonprofits offer emergency rent help to tenants facing eviction.

Do I need a lawyer for a 400 meeting?

You do not need a lawyer, but having one helps. A lawyer can advise you on your rights, help you prepare, and represent you at the meeting. If you cannot afford a lawyer, contact a legal aid organization in your county. Many offer free help to low-income tenants. If you cannot get a lawyer, bring a trusted friend or family member to support you and take notes.

What if my landlord does not follow through on what they promised at the meeting?

Document everything. If your landlord said they would give you 30 days to fix a problem and then files an eviction case after 10 days, that is important. Bring that evidence to court. The judge will want to know that your landlord did not keep their word. It may affect the judge's decision.

Can I record the 400 meeting?

South Carolina is a two-party consent state, which means both people must agree to record a conversation. Ask your landlord if you can record the meeting. If they say no, do not record. Instead, bring a witness who can take detailed notes. Those notes are admissible in court and serve the same purpose as a recording.