Rental / Lease Agreement Templates (13)

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Updated March 24, 2023

A lease agreement is a contract between a landlord that rents property to a tenant in exchange for monthly payments. The first (1st) month’s rent and security deposit must be paid when signing the agreement. After the lease is signed, the tenant will be given access to the property on the first day of the term (unless otherwise agreed upon).

Rental Application – Use to evaluate a tenant before signing a lease.

By State

By Type (13)

1-Page Lease Agreement – For residential use as a simple agreement between a landlord and tenant. For a fixed term such as 12 months.

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Commercial Lease Agreements – For the use of any type of retail, office, or industrial space.

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Condominium (Condo) Rental Agreement – Residential unit that is owned by an individual in a complex with other individually owned residences.

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Equipment Lease Agreement – To rent any type of device, tools, or similar item.

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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.

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Hunting Lease Agreement – For individuals that would like to hunt on someone else’s private land.

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Month-to-Month Lease Agreement – Also known as a “tenancy-at-will,” this allows the tenant and landlord to have a binding arrangement that may be altered with 30 days’ notice.

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Parking Space Rental Agreement – Make a contract to park an automobile, recreational vehicle (RV), all-terrain vehicle (ATV), or motorcycle.

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Rent-to-Own Lease Agreement – Agreement that structures rental payments in combination with payments to own the property.

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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-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.

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Weekly Rental Agreement – A tenant who resides in a residential space with rent being paid every seven days.

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The Leasing Process (8 steps)

  1. Tenant Views the Space
  2. Rental Application
  3. Landlord Runs a Consumer Report
  4. Verify References
  5. Approving the Tenant
  6. Lease Signing
  7. Taking Occupancy
  8. End of the Lease

1. Tenant Views the Space

landlord giving tour of property to potential tenants

Before a lease agreement is drawn up, the tenant will usually view the space and see if it’s acceptable to their living standards. If they like it, they will make an offer to the real estate agent, manager, or landlord.

The offer will usually be based on the monthly rent amount.

2. Rental Application

tenants signing rental application with landlord present

Any offer made will require the tenant to authorize a rental application and pay a small fee (see maximum amounts ($) by state). This gives consent to the landlord to legally perform a credit and background check.

3. Landlord Runs a Consumer Report

landlord running credit check on tenants

The landlord is highly recommended to run a consumer report that, depending on the state, will allow them to view the tenant’s credit and background reports.

For example, states such as Washington and New Jersey do not allow a landlord to use an applicant’s criminal record against them.

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4. Verify References

landlord calling potential tenant's references

On the completed rental application, the tenant should have listed references such as past employers and landlords. The landlord should contact the individuals provided via phone and ask about the character of the tenant and if they have paid rent on time during their tenancy.

5. Approving the Tenant

landlord reviewing rental agreement with new tenants

If the tenant is approved, a lease agreement should be written by the landlord in accordance with the terms negotiated. The main negotiated items of a lease are the following:

  • Monthly Rent Amount ($) – How much the tenant has to pay and due on the 1st of each month.
  • Security Deposit – This is determined by the landlord but cannot be more than the maximum ($) state requirement.
  • Utilities – Such as electricity, water/sewer, cable, internet, heat, etc.
  • Fee(s) – Such as parking, pets, trash, etc.
  • Move-in Date – The day the tenant will take occupancy.
  • Term – A standard lease is 12 months but can be any agreed-upon term.

6. Lease Signing

landlord handing keys over to new tenants

When both parties sign the lease it becomes legally binding until the end of its term. The most common ways to sign are in-person or electronically (DocuSign or eSign).

Tenant’s Obligations (4) – When signing, the tenant is commonly required to pay:

  1. First (1st) month’s rent;
  2. Security deposit;
  3. Last month’s rent; and
  4. Any other fees that are due during the 1st month of occupancy.

Landlord’s Obligations (3) – When signing, the landlord is responsible for providing:

  1. Lead-Based Paint Disclosure – Required if the residence was built prior to January 1, 1978, to disclose the possibility of hazardous paint on the premises.
  2. Move-in Inspection Checklist – Prior to or when moving in, the tenant and landlord should inspect the property and write down any existing damage. Photos should be taken and documented with timestamps. This is required in 17 states.
  3. State Disclosures – Any disclosures required under state law.

7. Taking Occupancy

new tenants exploring new rental space

Access to the property is granted on the 1st day of the lease term (unless otherwise agreed). If the tenant moves in before the start of the term, the tenant pays rent based on the pro-rata number of days entering early on the property (ex. if the tenant moves in 10 days early and the rent is $1,500/mo, the tenant is obligated to pay $500).

8. End of the Lease

landlord contemplating whether to renew lease

At the end of the lease period, the landlord must decide whether to renew the lease. If the landlord chooses not to renew, the tenant is required to move out and provide their forwarding address.

The landlord must return the security deposit back to the tenant, less any deductions, in accordance with state law.

Landlord-Tenant Laws

Security Deposit Laws

State Maximum ($)
 Returning
 Statute
 Alabama 1 month’s rent 60 days the termination date and delivery of possession § 35-9A-201(a), 35-9A-201(b)
 Alaska 2 months’ rent 14 days if the tenant leaves on-time, 30 days if not § 34.03.070(a), § 34.03.070(g)
 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) 21 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
 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 unless the deposit or advance is for a seasonal use dwelling unit 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 or the date the tenant vacates the dwelling unit, whichever occurs last § 55.1-1226(A)
 Washington No limit 21 days from tenant’s move-out date § 59.18.280
West Virginia No limit Immediately § 37-6A-2
 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

Give the tenant a notice to enter prior to accessing the property. It can be given to an occupant, posted or placed under their door, or mailed to them (6 days before the 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 24 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 24 hours § 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

When is Rent Due? (grace periods)

A grace period protects the tenant from being charged a late fee or being evicted during such time period. Although, the rent is still considered late and may reflect negatively on the tenant’s rental history.

State When is Rent Due? Laws
 Alabama On the due date (no grace period) § 35-9A-161(c)
 Alaska On the due date (no grace period) AS 34.03.020(c)
 Arizona On the due date (no grace period) ARS 33-1314(c)
 Arkansas On the due date in the lease, but there is a 5-day grace period before a late fee may be imposed § 18-17-401(b)(1), § 18-17-701(b)
 California On the due date (no grace period) CIV Code 1947
 Colorado Not defined, but there is a 7-day grace period before a late fee may be imposed C.R.S. § 38-12-105
 Connecticut 9-day grace period. § 47a-3a(a), § 47a-15a
 Delaware On the due date in the lease, but there is a 5-day grace period before a late fee may be imposed Title 25, § 5501(b),  Title 25, § 5501(d)
 Florida On the due date (no grace period) § 83.46(1)
 Georgia Not defined No statute
 Hawaii On the due date (no grace period) § 521-21(b)
 Idaho Not defined No statute
 Illinois Not defined No statute
 Indiana Not defined No statute
 Iowa On the due date (no grace period) 562A.9(3)
 Kansas On the due date (no grace period) § 58-2545(c)
 Kentucky On the due date (no grace period) § 383.565(2)
 Louisiana On the due date (no grace period) La. Civ. Code art. 2703(1)
 Maine 15-day grace period Chapter 710, §6028(1)
 Maryland On the due date (no grace period) § 8-401(a)
 Massachusetts 30-day grace period. Chapter 186, Section 15B(1)(c)
 Michigan On the due date (no grace period) § 554.131
 Minnesota Not defined No statute
 Mississippi Not defined No statute
 Missouri On the due date (no grace period) Rev. § 535.060
 Montana On the due date (no grace period) § 70-24-201(2)(c)
 Nebraska On the due date (no grace period) § 76-1414(3)
 Nevada On the due date (no grace period) NRS 118A.210(1)
 New Hampshire Not defined No statute
 New Jersey 5 business day grace period § 2A:42-6.1(1)
 New Mexico On the due date (no grace period) § 47-8-15(B)
 New York 5-day grace period Housing Stability and Tenant Protection act of 2019
 North Carolina 4-day grace period § 42-46(a)
 North Dakota Not defined No statute
 Ohio Not defined No statute
 Oklahoma On the due date (no grace period) § 41-109(B)
 Oregon On the due date in the lease, but there is a 4-day grace period before a late fee may be imposed

§ ORS 90.220(7)(a), ORS 90.260(1)(a)
 Pennsylvania Not defined No statute
 Rhode Island On the due date (no grace period) § 34-18-15(c)
 South Carolina On the due date (no grace period) § 27-40-310(c)
 South Dakota Not defined No statute
 Tennessee On the due date in the lease, but there is a 5-day grace period before a late fee may be imposed § 66-28-201(c), § 66-28-201(d)
 Texas Not defined No statute
 Utah Not defined No statute
 Vermont On the due date (no grace period) 9 V.S.A. § 4455
 Virginia On the due date in the lease, but there is a 5-day grace period before a late fee may be imposed § 55.1-1204(C)(4), § 55.1-1204(C)(5) 
 Washington 5-day grace period RCW 59.18.170
West Virginia Not defined No statute
 Wisconsin Not defined No statute
 Wyoming Not defined No statute

Late Fees (maximum allowed)

The late fees or the maximum amount a landlord may charge for late rent is not defined in most states. This does not mean that late fees are not allowed, rather, it suggests that the landlord is able to charge as much as desired as long as it is written in the lease.

State Late Rent Fees (maximum allowed) Laws
 Alabama Not defined No statute
 Alaska Not defined No statute
 Arizona No maximum, although it must be stated in the lease. ARS 33-1368(B)
 Arkansas Not defined No statute
 California Must be a “good faith estimate of the damages likely to be suffered by the landlord in the case of a late payment.” Also, the late fee must be written in the lease. Orozco v. Casimiro, 121 Cal. App.4th Supp. 7 (2004), CIV Code 1962
 Colorado $50.00 or 5% of past due rent C.R.S. § 38-12-105
 Connecticut Not defined No statute
 Delaware 5% of the monthly rent amount Title 25, § 5501(d)
 Florida Not defined No statute
 Georgia “All contracts for rent shall bear interest from the time the rent is due”

Ga. Code § 44-7-16
 Hawaii 8% of the monthly rent amount § 521-21(f)
 Idaho Not defined No statute
 Illinois Outside Chicago – Not defined

Chicago only – $10.00 per month for the first $500.00 in monthly rent plus five percent per month for any amount in excess of $500.00 in monthly rent for the late payment of rent.

 No statute

5-12-140(h)
 Indiana Not defined No statute
 Iowa If the rent does not exceed $700/month, the late fee cannot exceed more than $12/day per day or $60/month.

If the rent is greater than $700/month, the late cannot exceed more than $20/day or $100/month.

 562A.9(4)
 Kansas Not defined No statute
 Kentucky Not defined No statute
 Louisiana Not defined No statute
 Maine 4% of the monthly rent amount Chapter 710, §6028(2)
 Maryland 5% of the monthly rent amount Md. Code, Real. Prop. § 8-208(d)(3)
 Massachusetts Not defined No statute
 Michigan Not defined No statute
 Minnesota 8% of the monthly rent amount

504B.177(a)
 Mississippi Not defined No statute
 Missouri Not defined No statute
 Montana Not defined No statute
 Nebraska Not defined No statute
 Nevada 5% of the monthly rent amount NRS 118A.210(4)(a)
 New Hampshire No defined No statute
 New Jersey Outside Jersey City – Not defined

Jersey City only – $35

 No sstatute

Ord. 20-036
 New Mexico 10% of the monthly rent amount § 47-8-15(B)
 New York $50 or 5% of the monthly rent amount, whichever is less Housing Stability and Tenant Protection act of 2019
 North Carolina $15 or 5% of the monthly rent amount, whichever is greater. § 42-46(a)(1)
 North Dakota Not defined No statute
 Ohio Not defined No statute
 Oklahoma Not defined No statute
 Oregon 5% of the monthly rent amount, charged once for each succeeding 5-day period ORS 90.260(2)(c)
 Pennsylvania Not defined No statute
 Rhode Island Not defined No statute
 South Carolina Not defined No statute
 South Dakota Not defined No statute
 Tennessee 10% of the monthly rent amount § 66-28-201(d)
 Texas
12% of the monthly rent amount if located in a building with 4 units or under or
10% of the monthly rent amount if located in a building with more than 4 units
 Sec. 92.019(1)
 Utah Not defined No statute
 Vermont Not defined No statute
 Virginia 10% of the monthly rent amount § 55.1-1204(E)
 Washington Not defined No statute
West Virginia Not defined No statute
 Wisconsin Not defined No statute
 Wyoming Not defined No statute

Disclosures and Addendums (12)

How to Write

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Section I. The Parties

(1) Date when the Agreement was written;

(2) Landlord’s name and mailing address; and

(3) Tenant(s) name(s).

Section II. Lease Type

(4) Decide whether this is a fixed lease or a month-to-month lease. If a fixed lease, there will be a start and end date. If month-to-month, then a start date is required and the time period when either party may terminate the agreement (see month-to-month termination laws)

Section III. Occupants

(5) Enter all the names of the occupants. Occupants are individuals that will be living on the premises but are not on the lease such as children, family members, etc.

Section IV. The Property

(6) The mailing address of the property (include the apt # (if any));

(7) Residence type (Apartment, House, Condo, Other)

(8) # of bedrooms

(9) # of bathrooms

Section V. Purpose

(10) Enter the use(s) for the premises. For example, if it’s a home in a commercial zone the tenant may be able to run a business from the premises.

Section VI. Furnishings

(11) If there are any furnishings, such as couches, chairs, beds, curtains, etc.

Section VII. Appliances

(12) If the landlord has any appliances on the premises such as a microwave, refrigerator, washer, dryer, etc.

Section VIII. Rent

(13) Monthly rent amount ($);

(14) The day it’s due each month; and

(15) Payment instructions.

Section IX. Non-Sufficient Funds (NSF Checks)

(16) Enter whether or not there will be a fee ($) if the tenant pays with a check with non-sufficient funds (NSF). If there is a fee, enter the amount per occurrence.

Section X. Late Fee

(17) Whether or not there is a late fee. If there is a late fee, enter when rent is considered late and the fee for each occurrence or day rent is late.

Section XI. First Month’s Rent

(18) If the first month’s rent is due at lease signing or on the 1st day of the lease term.

Section XII. Pre-Payment of Rent.

(19) If the tenant is required to pre-pay rent in advance it should be selected. This is common with tenants with no or bad credit history.

Section XIII. Proration Period.

(20) The proration period is selected if the tenant wants to move-in before the lease start date. They will commonly have to pay the prorated amount of rent based on the number of days they moved in early.

Section XIV. Security Deposit

(21) If there is a security deposit, it should be selected and the amount entered. Most commonly, this is equal to one (1) month’s rent but can be the maximum under State law.

Section XV. Move-in Inspection

(22) In some States, a move-in inspection is required. This is always recommended to protect the tenant from their security deposit being wrongfully deducted at the end of the lease for pre-existing damage to the premises.

Section XVI. Parking

(23) Mark whether or not the landlord will provide parking on the premises. If the landlord is to provide parking, enter if there is a fee or not for each vehicle.

Section XVII. Sale of Property

(24) If the landlord would like the option for the tenant to move out upon the sale of the property, it should be selected.

Section XVIII. Utilities

(25) Enter all utilities that the landlord will be responsible for during the term of the lease. All other utilities will be paid by the tenant.

Section XIX. Early Termination

(26) Gives the tenant the option to terminate the lease early. A landlord will usually allow this for a fee of one (1) month’s rent.

Section XX. Smoking Policy

(27) Lets the landlord set the smoking policy on the premises. In California for example, this is a required to be stated in the lease.

Section XXI. Pets

(28) Establish a pet policy. If pets are allowed, the landlord can limit the number of pets, types, and how much they weigh.

Section XXII. Waterbeds

(29) It is highly recommended to detail in the lease whether or not waterbeds are allowed.

Section XXIII. Notices

(30) It is required in almost every State that the landlord’s address is provided for official notices.

(31) Although not required, it’s highly recommended that the tenant’s address is also entered for notices (most commonly is the address of the premises).

Section XXIV. Agent/Manager

(32) If the landlord has an agent or manager that maintains the property, their name, telephone, and e-mail should be entered.

Section XXVII. Lead Paint

(33) If the premises was built prior to 1978, according to federal law, the lead-based paint disclosure form must be attached to the lease.

Section XLIX. Additional Terms and Conditions

(34) If there are additional terms and conditions that need to be written they can be in this section. If none, leave blank.