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A month-to-month lease is a form of periodic tenancy that automatically renews at the end of each period until one party decides to terminate it with proper notice. To validly terminate the lease, both the tenant and landlord generally must provide at least 30 days' notice. It's important for both parties to consult state and local laws to understand specific regulations and timeframes related to terminating month-to-month leases. Either party can terminate the lease agreement as long as they give the required notice.