Residential lease agreement

A fixed-term lease for a house, apartment or condo. Fill in the rent and the rules, send one link, and the tenant adds their details and signs from their phone.

The contract a landlord and tenant sign for a fixed term, usually a year. It sets the rent, the deposit, who pays which utilities, who maintains what, the rules on pets, guests and entry, what happens on default, and what happens when the term ends.

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What it covers

When to use it

What it does not do

Signing, witnesses and delivery

The agreement

Residential Lease Agreement

This Residential Lease Agreement (the "Lease") is made between [Landlord name (person or company)] ("Landlord"), whose address for notices is [Landlord address for notices and rent], and [Tenant full name(s)] ("Tenant"), telephone [Tenant phone]. Landlord leases to Tenant, and Tenant leases from Landlord, the dwelling located at [Premises address (including unit)], together with the fixtures, appliances and furnishings in it and the parking and common areas described below (the "Premises"), on the terms of this Lease. Landlord and Tenant are each a "Party" and together the "Parties".

1. Term and Occupancy

The term of this Lease begins on [Lease start date] and ends on [Lease end date] (the "Term"). The Premises shall be occupied only by Tenant and the following persons: [Other occupants (or "None")]. No other person may live in the Premises for more than fourteen (14) days in any calendar year without Landlord’s written consent. Every person who signs this Lease as Tenant is jointly and severally liable for every obligation of Tenant.

2. Rent

Tenant shall pay rent of [Monthly rent] per month (the "Rent"), in advance, on the [Rent due on the] day of each month, without demand, deduction or offset except as the law of the State of [Governing law (state)] allows. Rent shall be paid by: [How rent is paid]. Rent for any partial month at the start or end of the Term is prorated by the day.

If Rent is not received within [Grace period (days)] days after it is due, Tenant shall pay a late fee of [Late fee], which the Parties agree is a reasonable estimate of Landlord’s costs of late payment and not a penalty, subject to any limit imposed by state law. Tenant shall pay a returned-payment charge of thirty-five dollars ($35) for any payment that is dishonored, and after two dishonored payments Landlord may require payment by certified funds. Acceptance of late or partial Rent does not waive Landlord’s right to insist on timely payment or to pursue any remedy.

3. Security Deposit

On signing this Lease Tenant shall pay a security deposit of [Security deposit] (the "Deposit"), plus an additional pet deposit of [Additional pet deposit (or $0)] if a pet is permitted. If the law of the State of [Governing law (state)] limits the amount of a deposit, or requires it to be held in a separate or interest-bearing account or disclosed in a particular way, that law controls and Landlord shall comply with it. The Deposit is not Rent and Tenant may not apply it to the last month’s Rent.

Landlord may apply the Deposit to unpaid Rent, utilities or other charges, to the cost of repairing damage beyond ordinary wear and tear, to cleaning needed to return the Premises to their condition at move-in, and to any other amount Tenant owes under this Lease. Within [Deposit returned within (days after move-out)] days after Tenant vacates and returns all keys, Landlord shall return the balance of the Deposit with a written itemized statement of any deductions, sent to the forwarding address Tenant provides or, if none, to the Premises.

4. Utilities and Services

Tenant shall arrange and pay for the following utilities and services, in Tenant’s name where the provider allows: [Utilities paid by Tenant]. Landlord shall pay for: [Utilities paid by Landlord]. Tenant shall keep utilities Tenant is responsible for connected throughout the Term and shall not allow heat to be shut off in a way that risks freezing pipes. Any utility billed to Landlord for Tenant’s use shall be reimbursed by Tenant within ten (10) days after Landlord delivers the bill.

5. Use of the Premises

Tenant shall use the Premises only as a private residence and shall not carry on any business there that brings customers, employees or deliveries to the Premises or affects Landlord’s insurance. Tenant shall comply with all laws, and with any homeowners’ association or building rules delivered to Tenant, and shall not disturb the quiet enjoyment of neighbors. Guests may stay no more than fourteen (14) days in any calendar year without Landlord’s written consent.

Smoking: [Smoking]. Parking: [Parking]. Tenant shall not keep anything on the Premises that is dangerous, flammable or explosive beyond ordinary household quantities, and shall not park inoperable vehicles on the Premises.

6. Maintenance and Repairs

Landlord shall keep the Premises in a habitable condition as the law of the State of [Governing law (state)] requires, including the roof, structure, plumbing, electrical, heating and any air conditioning, appliances supplied by Landlord, and smoke and carbon monoxide detectors, and shall make repairs within a reasonable time after Tenant reports them, and promptly where the condition affects health or safety.

Tenant shall keep the Premises clean, sanitary and free of pests and trash, replace light bulbs, batteries in detectors and furnace filters, keep drains clear, protect pipes from freezing, maintain any yard unless Landlord has agreed otherwise in writing, and promptly report any condition needing repair. Tenant shall pay for repair of any damage caused by Tenant, occupants, guests or pets, including drain clogs and broken glass. Tenant shall not withhold Rent for repairs except as state law expressly permits.

7. Pets

Pets: [Pets]. Permitted pet(s): [Pet(s): type, breed, weight (or "None")]. No other animal may be kept on the Premises, even temporarily, without Landlord’s written consent. Tenant is responsible for all damage caused by any animal and for keeping the Premises free of fleas, odors and waste. This Section does not apply to an assistance animal that Tenant is entitled to keep under fair housing law, for which no pet deposit or fee may be charged.

8. Landlord’s Entry

Landlord may enter the Premises at reasonable times, after giving Tenant at least [Notice before Landlord entry (hours)] hours’ notice, to inspect, make repairs or improvements, supply services, or show the Premises to prospective tenants, buyers, lenders or insurers. Landlord may enter without notice in an emergency, when Tenant has abandoned the Premises, or as a court orders. Tenant shall not change or add locks without Landlord’s written consent and shall give Landlord a key to any lock Landlord approves.

9. Alterations; Assignment; Subletting

Tenant shall not paint, make alterations, install fixtures, satellite dishes or additional locks, or make any change to the Premises without Landlord’s written consent; anything attached becomes Landlord’s property unless Landlord requires its removal at move-out. Tenant shall not assign this Lease, sublet any part of the Premises, or list the Premises on any short-term rental platform without Landlord’s written consent, which Landlord may withhold in its reasonable discretion.

10. Insurance; Liability

Landlord’s insurance does not cover Tenant’s belongings or Tenant’s liability. Tenant is encouraged to carry renter’s insurance. Landlord is not liable for loss of or damage to Tenant’s property, or for injury, caused by fire, water, theft, weather, utility interruption or the acts of others, unless caused by Landlord’s negligence or failure to perform this Lease. Tenant shall indemnify Landlord against claims arising from the acts of Tenant, occupants, guests or pets.

11. Default and Remedies

Tenant is in default if Tenant fails to pay Rent or any other amount when due, fails to perform any other obligation of this Lease and does not cure it within the time state law allows after written notice, abandons the Premises, or uses the Premises for an unlawful purpose. On default Landlord may give any notice required by the law of the State of [Governing law (state)], terminate Tenant’s right of possession, recover possession by lawful process, and recover all Rent due through the end of the Term less amounts received on re-renting, together with damages, costs and, where the law allows, reasonable attorney fees. Landlord shall make reasonable efforts to re-rent the Premises.

Landlord shall not change the locks, remove doors or windows, shut off utilities or remove Tenant’s belongings to force Tenant out; any eviction shall be by court process. Nothing in this Lease limits any right of Tenant under the Servicemembers Civil Relief Act or under state law protecting victims of domestic violence to terminate early.

12. End of Term; Move-Out; Holdover

At the end of the Term: [At the end of the term]. On vacating, Tenant shall remove all belongings and trash, clean the Premises, return them in the condition received except for ordinary wear and tear, return all keys, remotes and access devices, and give Landlord a forwarding address in writing. Property left behind for more than the period state law allows may be disposed of as the law provides.

If Tenant remains in possession after the Term ends without a written agreement, the tenancy is month to month on the terms of this Lease, at the same Rent, and either Party may end it by the written notice state law requires. Tenant may request a move-out inspection before vacating, and Landlord shall perform one if state law requires it.

13. Disclosures

Built before 1978: [Was the building built before 1978?]. If the dwelling was built before 1978, Landlord has disclosed any known lead-based paint and hazards and has given Tenant the EPA pamphlet "Protect Your Family From Lead in Your Home", as 42 U.S.C. §4852d requires, and Tenant’s signature acknowledges receipt. Landlord shall also give Tenant any other disclosure the law of the State of [Governing law (state)] or the local jurisdiction requires, including any notice about mold, bed bugs, flood risk, radon, sex-offender registries or the identity of the owner and manager. Tenant’s emergency contact is [Tenant emergency contact (name and phone)].

14. Notices

Notices under this Lease shall be in writing and delivered by hand, by first-class mail to Landlord at the address above or to Tenant at the Premises, or by email to the addresses in the execution record, except that any notice required by law to terminate a tenancy or demand possession shall be served in the manner the law of the State of [Governing law (state)] requires.

15. General

This Lease is governed by the laws of the State of [Governing law (state)]. It is the entire agreement between the Parties about the Premises and supersedes all prior discussions and advertisements; it may be amended only in a writing signed by both Parties. If any provision is unenforceable, the rest remains in effect. Landlord’s failure to enforce any provision is not a waiver of it. Time is of the essence. This Lease may be signed electronically and in counterparts, each an original and together one instrument, and the electronic execution record kept by the signing platform is conclusive evidence of execution.

Signatures

Landlord · Tenant

Residential Lease Agreement FAQ

How much can a landlord charge for a security deposit?

It depends on the state. Many cap it at one month’s rent (for example California from 2024, New York, Massachusetts) or two months (Alaska, Kansas, Michigan and others), and some have no cap. The lease has a blank for the amount and says that if state law limits it, the limit controls.

When does the security deposit have to be returned?

Most states set a deadline from the day the tenant moves out, commonly 14, 21, 30 or 45 days, with an itemized statement of any deductions. Fill in the number of days that matches the governing state; the lease requires an itemized statement and forbids deducting for ordinary wear and tear.

Can I send this to the tenant with their details left blank?

Yes. Fill in the premises, the rent, the deposit and the rules, and leave the tenant’s name, phone, occupants, emergency contact and pet details blank. The tenant fills those in when they open the link and signs, and you countersign after you have seen what they entered.

Is a late fee enforceable?

Generally yes if it is reasonable and the lease provides for it, but several states limit it: for instance to 5% of the rent in some, to a set dollar amount in others, and some require a grace period of five days. The lease has blanks for the grace period and the fee so you can match local law.

How much notice must a landlord give before entering?

Twenty-four hours is the norm and is the statutory minimum in most states that have a rule; some require 48 hours. The lease lets you set the number of hours and always allows entry without notice in an emergency.

What happens at the end of the lease term?

You choose: the lease can end so the tenant must move out, roll over to a month-to-month tenancy on the same terms, or renew for another term unless either side gives notice. If the tenant stays without agreement, the lease treats it as a month-to-month tenancy at the same rent until proper notice ends it.

Can the tenant break the lease early?

Not without consequences: the tenant remains liable for rent until the end of the term or until the landlord re-rents the unit, and most states require the landlord to make reasonable efforts to re-rent. Federal law lets active-duty service members terminate on military orders, and many states let victims of domestic violence do so; the lease preserves those rights.

Related templates

This template is general information, not legal advice. Laws differ by state; review anything important with a lawyer.

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