fA rental agreement or lease is a legal document that outlines an arrangement between an owner of real estate, known as the “landlord” or “lessor”, and someone else that is willing to pay rent while occupying the property, known as the “tenant” or “lessee”.
- Download: Adobe PDF, MS Word (.docx), OpenDocument
- Instructions: Adobe PDF
By State
- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- Maryland
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Utah
- Vermont
- Virginia
- Washington
- West Virginia
- Wisconsin
- Wyoming
Table of Contents
- Agreements: By State
- Agreements: By Type (13)
- The Leasing Process
- Lease Topics (Glossary)
- Security Deposits Laws
- Landlord’s Access
- Disclosures and Addendums
- Late Payment (Non-Payment of Rent)
- Non-Compliance (Lease Violation)
- Landlord-Tenant Laws
- Sample Residential Lease Agreement
- How to Write a Residential Lease (Fill-in)
By Type (13)
One (1) Page Lease Agreement – For residential use as a simple agreement between a landlord and tenant. For a fixed term such as 12 months.
Download: Adobe PDF, MS Word (.docx), OpenDocument
Commercial Lease Agreements – For the use of any type of retail, office, or industrial space.
Download: Adobe PDF, MS Word (.docx), OpenDocument
Condominium (Condo) Rental Agreement – Residential unit that is owned by an individual in a complex with other individually owned residences.
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Family Member Rental Agreement – When a relative comes to live in the same home as a family member. Use to protect the rights of both parties.
Download: Adobe PDF, MS Word (.docx), OpenDocument
Hunting Lease Agreement – For individuals that would like to hunt on someone else’s private land.
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Lease-Purchase (Lease to Own) Agreement – Agreement that structures rental payments in combination with payments to own the property.
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Month-to-Month Lease Agreement – Also known as a “tenancy-at-will” it allows the tenant and landlord to have a binding arrangement that may be altered with thirty (30) days’ notice.
Download: Adobe PDF, MS Word (.docx), OpenDocument
Parking Space Rental Agreement – Make a contract to park an automobile, recreational vehicle (RV), all-terrain vehicle (ATV), or motorcycle.
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Roommate (Room Rental) Agreement – For a roommate seeking others to join in paying rent in a residential unit together. This may be completed by a new roommate or as a collective group.
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Standard Residential Lease Agreement – Typically for a one (1) year period but can be for any fixed period.
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Sublease (Sublet) Agreement – The renting of space a tenant has to someone else.
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Vacation (Short-Term) Rental Agreement – For a term that usually ranges only for a few days between an owner of a home, apartment, condominium, or any other type of residence.
Download: Adobe PDF, MS Word (.docx), OpenDocument
Weekly Rental Agreement – A tenant who resides in residential space with rent being paid every seven (7) days.
Download: Adobe PDF, MS Word (.docx), OpenDocument
The Leasing Process
From start to finish, follow this simple guide to properly lease residential property.
Step 1 – The Tenant Views the Space
Before a lease agreement is drawn up, the tenant will usually view the space and deem it acceptable to their living standards and make a verbal offer to the real estate agent, manager, or landlord. The verbal offer will usually be in reference to a monthly rental amount.
Step 2 – Rental Application
If the offer is conditionally accepted, the landlord will move ahead and ask for the tenant to complete a Rental Application and pay a small fee (commonly used to only cover the cost of showing the property and run a background check).
Step 3 – Run a Tenant Background Check
The landlord is highly recommended to run a background of the tenant’s credit, background, and criminal history. Use the following resources to conduct your search:
- Limited Background Check ($18.95) – RentPrep.com
- Detailed Background Check ($35 per screening) – MySmartMove.com
Step 4 – Verify References
The landlord should contact past employers, past landlords, and any non-family references provided in the application. This will give the landlord an idea of the character of the individual(s) and if they are going to be quiet or noisy neighbors.
Step 5 – Writing the Lease
If the tenant(s) meet the landlord’s qualifications a lease should be drafted (Instructions – How to Write). The landlord and tenant should meet to discuss the specific terms and conditions of the lease, mainly consisting of the:
- Fee(s) – In reference to parking, pets, trash, etc.
- Monthly Rent Amount ($)
- Move-in Date – The day the tenant will take occupancy of the space.
- Security Deposit – This is determined by the landlord but cannot be more than the maximum ($) State requirement.
- Term – Month-to-month, yearly, etc.
- Utilities – Electricity, water/sewer, heating, etc.
Step 6 – Executing the Lease
The lease is not required to be witnessed (although it is always recommended to have at least one). At the time of authorization the landlord and tenant should exchange the following:
- The Landlord
Access (keys) to the premises and all common areas (unless the occupancy does not occur until a later time)
- The Tenant
Security deposit (if required), 1st month’s rent, and any pro-rated rent (if the tenant is moving-in before the lease start date).
Step 7 – Taking Occupancy
Move-in to the property and perform a move-in inspection and write down all damage that exists. Make sure to sign and send it to the landlord.
Move-in Inspection Checklist – Use to walk around the property and list any damage to the property. This is mainly used so the tenant does not have their security deposit be wrongfully deducted for damages not conducted by the tenant.
- States Required: Arizona, Georgia, Hawaii, Kansas, Maryland, Massachusetts, Michigan, Montana, Nevada, New Hampshire, North Dakota, Utah, Virginia, Washington, and Wisconsin.
Step 8 – End of the Lease
At the end of the lease period, the landlord will decide whether or not to renew the lease. If the landlord chooses not to renew, the tenant will be required to move-out and provide their forwarding address. The landlord must send the security deposit back to the tenant, less any deductions, in accordance with security deposit returning laws.
Renewal Letter – To renew a lease and make any changes to the agreement such as monthly rent.
Non-Renewal Letter – To inform a tenant that the landlord does not wish to renew or extend their lease.
Lease Terms (Glossary)
From A to Z, use the glossary to know specific terms of a lease agreement.
When writing a lease agreement, it is best to have the main items, such as rent and the length of the lease, to be pre-negotiated between the parties to avoid the chance of having to re-write the document.
The main lease topics are as follows (alphabetical)
Alterations – Most landlords do not allow modifications to the property. And if alterations are completed by the tenant that they should be returned back to the original status at the start of the lease.
- For Example – If a tenant decides to paint the apartment red and the original color was white, usually the landlord will ask for the tenant to simply pay for the property to be repainted.
Appliances – The landlord should describe all appliances on the premises prior to move-in such as microwaves, washer/dryer, etc.
Conditions (Additional) – If there are any other items that have not been mentioned then they should be listed lastly and before the signature area.
- Verbal Agreements – Oral agreements are not honored in the court of law. The landlord and tenant should have all negotiated items listed in the contract.
Furnishings – If the property was furnished upon the tenant moving-in, all items should be listed such as couches, beds, chairs, desks, musical instruments, and any other valuable items. This is to ensure that upon move-out that the tenant does not vacate with the property of the landlord.
- Waterbeds – Due to the consequences of liquid-filled furnishings over the years it is recommended that the landlord bar this type of furniture on the premises. Water damage can be very costly, and if enough is leaked, mold can grow quickly underneath carpeting in the right conditions.
Governing Law – Leases are governed on a State by State basis. It is always recommended to view the laws in your municipality but most of the requirements and/or disclosures will be required on the State-level.
Guests – A maximum number of people that the tenant is allowed to have on the property should be included as to not encourage constant parties or loud neighbors.
- Maximum Time Period – The landlord may also set a maximum time-frame for how long guests may stay on the property.
House Rules – Mainly for roommate situations, if there are any house rules such as cleaning times, common areas, quiet times, or any other regulations it should be listed.
Insurance (Bond) – The landlord is recommended, and required in some States, to disclose the type and amount of insurance are covered on the tenant’s behalf.
Late Charges – Electing to have a late fee is a way landlords try to penalize a tenant for not paying their rent in a timely manner. Some States have limits on how much a landlord may charge but it is always recommended to have a fee.
- Grace-Period – Some States have a “grace period” allowing the tenant a few days to pay after the rent is due. During such a period, the landlord is not allowed to charge a late fee.
Maintenance – In certain situations, such as the renting of a single-family home, the landlord or tenant may be obligated to conduct timely property upkeep such as lawn care, snow plowing/shoveling, etc.
Monthly Rent – Typically paid on the first (1st) of the month.
- Payment – Probably the most popular item stated in the lease. The rental payment due each month should be clearly stated numerically ($) and verbally in dollars much like how you write a check so that there isn’t any miscommunication.
- Due Date – The day of the month should also be mentioned which is most commonly the first (1st).
- Payment Location – How the payment should be made should clearly be stated in the lease.
Notices – If the tenant or landlord violates any part of the lease the parties should both have addresses (mailing and/or e-mail) of where each may be able to send a notice.
Parking – If there is parking on the premises the landlord may or may not offer a spot for the tenant.
- Parking Fee – In most urban locations the landlord will commonly charge a parking fee.
Parties – In the first (1st) paragraph the parties should be introduced. This should mention the “landlord“ and “tenant“ along with their legal mailing addresses.
- Occupants – If the tenant has children, family, or friends that will be living in the residence but not a signor on the lease they would be classified as occupants and not tenants.
Pets – If animals are allowed on the premises it should be stated. In an effort to curb any wild animals the lease should mention the exact types of animals and how many are allowed on the property.
- Pet Fee/Deposit – Due to the extra wear-and-tear animals have on a property the landlord may elect to have a fee or deposit in the chance major damage is caused.
Property Description – In the following paragraph the address of the premises should be described thoroughly including the number (#) of bedrooms, bathrooms if the property is shared, common areas, and any other details that should be written.
Receipt of Agreement – The lease is not valid unless all parties have received receipt and acknowledgment of the lease. Make sure that all parties have received a copy and the form will become legally valid.
Security Deposit – The amount that is due at the time of lease signing. This is usually equal to one (1) or two (2) month’s rent and is regulated in most States to not be more than a couple months’ rent.
- Refer to the maximum allowed ($) amounts to see how much a landlord may request in your State.
Sub-Letting – The act of subletting is the tenant acting as the landlord and re-leasing the property to another individual, also known as the “sublessee”. This is not allowed in most leases, although if it is allowed, usually requires the written consent of the landlord to ensure any new sublessee is credible.
- Airbnb – With the popularity of Airbnb there is always the temptation by the tenant to make an additional income by renting the property on a short-term basis. This should be established in the agreement to ensure the terms are clear whether it is allowed or not.
Term – This is the length of the lease, and should be described. There are two (2) types:
- Fixed Term – Most commonly being one (1) year but may be any time-period as agreed upon by the parties.
- Month-to-Month – Allows the tenant and landlord to have a freely on-going basis with either party being allowed to cancel within a certain time period (either stated in the agreement or by using the State’s minimum requirement). Most month-to-month tenancies allow for either party to cancel with at least 30 to 60 days’ notice.
Termination – In most standard leases there is no option for the tenant to cancel the lease. In the event there is an option, usually, it will come at a fee or cost to the tenant.
Utilities – The landlord may opt to pay all, some, or none of the tenant’s utilities. Most will provide some, such as water/sewer, but most will elect the tenant to decide for themselves whether cable, internet, and any other they decide to have.
Security Deposit Laws
A security deposit is paid by a tenant to a landlord at the start of a lease and returned after delivery of the property back to the landlord. The deposit can be lost if the tenant cancels the lease or eviction. It can be deducted from if there is damage found at the end of the lease, except for normal wear-and-tear.
| State | Maximum ($) | Returning | Statute |
| Alabama | 1 month’s rent | 60 days the termination date and delivery of possession | § 35-9A-201 |
| Alaska | 2 months’ rent | 14 days if the tenant leaves on-time, 30 days if not | § 34.03.070 |
| Arizona | 1.5 months’ rent | 14 days from move-out inspection (excl. weekends and holidays) | § 33-1321 |
| Arkansas | 2 months’ rent | 60 days from termination of tenancy | § 18-16-304, § 18-16-305 |
| California | 2 months’ rent (unfurnished), 3 months’ rent (furnished) | 60 days from the move-out date | 1950.5 |
| Colorado | No limit | 1 month if mentioned in the lease, 2 months if not | § 38-12-103 & § 38-12-104 |
| Connecticut | 1 month’s rent is 62 years or older, 2 months’ rent if younger | 30 days from the move-out date or 15 days from receiving the tenant’s new address | § 47a-21 |
| Delaware | 1 month’s rent for 1-year leases. No limit for all others. | 20 days from the termination date | Title 25 § 5514 |
| Florida | No limit | 30 days if deductions, 15 days if no deductions | § 83.49(3)(a) |
| Georgia | No limit | 1 month from the termination date | § 44-7-34 |
| Hawaii | 1 month’s rent (excluding pet fee) | 14 days from the termination date | § 521-44 |
| Idaho | No limit | 30 days if stated in the lease, 21 days if not | § 6-321 |
| Illinois | No limit | 30 days if deductions, 45 days if no deductions | 765 ILCS 710 |
| Indiana | No limit | 45 days from the termination date | § 32-31-3-12 |
| Iowa | 2 months’ rent | 30 days after the tenant has vacated | § 562A.12 |
| Kansas | 1 month’s rent (unfurnished), 1.5 months’ rent (furnished) | 30 days from the termination date | § 58-2550 |
| Kentucky | No limit | 60 days from the lease termination date | § 383.580(7) |
| Louisiana | No limit | 1 month from the termination date | Revised Statute 9:3251 |
| Maine | 2 months’ rent | 30 days if the lease is fixed-period, 21 days if tenancy-at-will | § 6032, § 6033 |
| Maryland | 2 months’ rent | 45 days from the termination date | § 8–203 |
| Massachusetts | 1 month’s rent | 30 days after the tenant has vacated | Chapter 186, Section 15B |
| Michigan | 1.5 months’ rent | 30 days from the end of occupancy | § 554.602, § 554.609 |
| Minnesota | No limit | 3 weeks from the termination date | § 504B.178 |
| Mississippi | No limit | 45 days from the end of tenancy | § 89-8-21 |
| Missouri | 2 months’ rent | 30 days from the termination of tenancy | § 535.300 |
| Montana | No limit | 30 days if deductions, 10 days if no deductions | § 70-25-202 |
| Nebraska | 1 month’s rent (excluding pet fee) | 14 days of move-out | § 76-1416 |
| Nevada | 3 months’ rent | 30 days from the end of tenancy | NRS 118A.242 |
| New Hampshire | 1 month’s rent or $100, whichever is greater | 30 days, 20 days if the property is shared with the landlord | RSA 540-A:6, RSA 540-A:7 |
| New Jersey | 1.5 months’ rent | 30 days from the termination date | § 46:8-21.2, § 46:8-21.1 |
| New Mexico | 1 month’s rent for leases 1-year and under. No limit for residential leases more than 1-year. | 30 days from the termination date | § 47-8-18 |
| New York | 1 month’s rent | 14 days after the tenant has vacated | Emergency Tenant Protection Act 576/74(f), § 7-108 (e) |
| North Carolina | 2 months’ rent, for tenancy-at-will only 1.5 months’ rent | 30 days if no deductions, if deductions then an additional 30 days | § 42-51, § 42-52 |
| North Dakota | 1 month’s rent for no pets, 2 months’ rent if pets | 30 days from the termination date | § 47-16-07.1 |
| Ohio | No limit | 30 days from the termination date | § 5321.16 |
| Oklahoma | No limit | 45 days from the termination date | § 41-115(B) |
| Oregon | No limit | 31 days from the termination date | § 90.300 |
| Pennsylvania | 2 months’ rent | 30 days from the termination date | § 250.511a, § 250.512 |
| Rhode Island | 1 month’s rent | 20 days from the termination date | § 34-18-19 |
| South Carolina | No limit | 30 days from the termination date | § 27-40-410 |
| South Dakota | 1 month’s rent | 14 days if no deductions, 45 days if deductions | § 43-32-6.1, § 43-32-24 |
| Tennessee | No limit | 30 days from the termination date | § 66-28-301 |
| Texas | No limit | 30 days after the tenant has vacated | § 92.103 |
| Utah | No limit | 30 days from the termination date | § 57-17-3 |
| Vermont | No limit | 14 days, 60 days if a seasonal property | § 4461 |
| Virginia | 2 months’ rent | 45 days from the termination date | § 55.1-1226 |
| Washington | No limit | 21 days from tenant’s move-out date | § 59.18.280 |
| West Virginia | No limit | 60 days unless the property is re-rented within 45 days, then immediately | § 37-6A-1 |
| Wisconsin | No limit | 21 days from tenant’s vacancy date | § 134.06 |
| Wyoming | No limit | 30 days from lease termination or 15 days from receiving the tenant’s forwarding address, whichever is lesser | § 1-21-1208(A) |
Landlord’s Access
Landlord’s access is the right to enter the property of the tenant with sufficient notice. The notice period is decided by the State the property is located. Use the Right to Entry Form and can be given to an occupant on the property, posted or placed under their door, or mailed to them (6 days before entry date).
| State | Required Notice | Statute |
| Alabama | 2 days | § 35-9A-303 |
| Alaska | 24 hours | § 34.03.140 |
| Arizona | 48 hours | § 33-1343 |
| Arkansas | N/A | N/A |
| California | 24 for non-emergency, 48 hours for the move-out inspection | § 1954 |
| Colorado | *N/A | *N/A |
| Connecticut | Reasonable notice | § 47a-16 |
| Delaware | 48 hours | Title 25 § 5509 |
| Florida | 12 hours | § 83.53 |
| Georgia | *N/A | *N/A |
| Hawaii | 2 days | § 521-53 |
| Idaho | *N/A | *N/A |
| Illinois | *N/A | *N/A |
| Indiana | Reasonable notice | § 32-31-5-6 |
| Iowa | 24 hours | § 562A.19 |
| Kansas | Reasonable notice | § 58-2557 |
| Kentucky | 2 days | § 383.615 |
| Louisiana | *N/A | *N/A |
| Maine | 24 hours | § 6025 |
| Maryland | *N/A | *N/A |
| Massachusetts | Reasonable notice | Sanitary Code (410.810) |
| Michigan | *N/A | *N/A |
| Minnesota | Reasonable notice | § 504B.211 |
| Mississippi | *N/A | *N/A |
| Missouri | *N/A | *N/A |
| Montana | 24 hours | § 70-24-312 |
| Nebraska | 1 day | § 76-1423 |
| Nevada | 24 hours | NRS 118A.330 |
| New Hampshire | Reasonable notice | RSA 540-A:3 |
| New Jersey | 1 day | § 5:10-5.1 |
| New Mexico | 24 hours | § 47-8-24 |
| New York | *N/A | *N/A |
| North Carolina | *N/A | *N/A |
| North Dakota | Reasonable notice | § 47-16-07.3 |
| Ohio | 24 hours | § 5321.04 |
| Oklahoma | 1 day | § 41-128 |
| Oregon | 24 hours | § 90.322 |
| Pennsylvania | *N/A | *N/A |
| Rhode Island | 2 days | § 34-18-26 |
| South Carolina | 24 hours | § 27-40-530 |
| South Dakota | 24 hours | § 43-32-32 |
| Tennessee | 24 hours | § 66-28-403 |
| Texas | *N/A | *N/A |
| Utah | 24 hours | § 57-22-4 |
| Vermont | 48 hours | § 4460 |
| Virginia | 24 hours | § 55.1-1229(A) |
| Washington | 2 days for repairs, 1 day for showings | § 59.18.150 |
| West Virginia | *N/A | *N/A |
| Wisconsin | Advance Notice | § 704.05(2) |
| Wyoming | *N/A | *N/A |
Disclosures and Addendums
Most States have required disclosures that the landlord must give to the tenant.
- Example: Florida requires all landlords to offer the tenant to complete a move-in inspection checklist to reduce landlord-tenant disputes.
Common Disclosures, Notices, and Addendums
- Assignment of Lease
- Current Rent Balance Letter
- Eviction Forms
- Lead-Based Paint Disclosure
- Move-in / Move-out Inspection Checklist
- Notice to Enter
- Personal Guarantee (Guaranty)
- Rent Receipt
- Rent Increase Letter
- Security Deposit Receipt
- Security Deposit Return Letter
- Tenant Rejection Letter
Late Rent Violation
If there is late payment by the tenant the landlord has a couple of options. First, the landlord may accept a late fee for the delay in payment. Second, and depending on the State law, the landlord may give a Notice to Pay or Quit stating the landlord has the right to terminate the lease if the tenant does not pay by a specific date.
Other Violations
If there is a violation committed by the tenant that is unrelated to late payment then the landlord may give the tenant Notice to Comply or Quit. This gives the tenant a certain amount of time to handle the issue or face eviction action.
Types
- Loud Music
- Property Damage
- Too Many Guests
- Unauthorized Pets
- Illegal Activity
Landlord-Tenant Laws
The landlord-tenant laws below represent the State rules and procedures regarding housing disputes.
Sample Residential Lease
Download: Adobe PDF, MS Word (.docx), OpenDocument
How to Write (Fill-in) a Residential Lease
Use the instructions on how to write a residential lease agreement. A lease is not filed by any government body and is kept by the landlord and tenant. No witnesses are needed to sign and therefore it’s recommended to be e-signed.
How to Write (Instructions): Adobe PDF
