A well-written Maine lease agreement is the foundation of any good landlord-tenant partnership. Your contract will outline who is responsible for what in the rental, when the rent is due, and more, allowing you peace of mind.
Let’s explore the vital disclosures and basic information landlords need to include in their rental agreement forms.
Disclosures (9)
No one likes surprises, and this is especially true in housing. Maine law requires landlords to provide tenants with specific information before move-in, like who manages the property and whether lead paint might be present. Adding those disclosures in the rental agreement helps to keep everyone on the same page and prevents misunderstandings down the road.
- Lead-based paint: Federal law requires landlords to share any known information about lead-based paint and its hazards in homes built before 1978.
- Late or returned check fees: Maine landlords must include details about late or returned check fees to enforce them. State law caps late fees at 4% of the monthly rent, and landlords can only charge a late fee once rent is 15 days past due. Returned check fees are capped at the amount of court costs and processing charges, as well as 12% annual interest on the total amount owed (Me. Rev. Stat. tit. 14, § 6028, Me. Rev. Stat. tit. 14, § 6071).
- Bed bugs: Maine law requires landlords to inform renters of any bed bug infestation in the unit or in adjacent units. If a tenant requests it, you must also provide them with the date of the last bed bug inspection (Me. Rev. Stat. tit. 14, § 6021-A).
- Radon: Landlords must test all of their rental units for radon gas at least once every 10 years if the tenant requests it. Additionally, the landlord must test for radon within 12 months of the unit’s occupancy if the developer constructed the building after March 1, 2014. A registered radon tester must perform the inspection, and you must add the date and results of the test as an addendum to the lease (Me. Rev. Stat. tit. 14, § 6030-D).
- Energy efficiency disclosure statement: Property owners in Maine must provide their tenants with a statement about the energy efficiency of the property, including the energy supplier’s information on a 12-month history of the unit’s energy consumption. Landlords must include the following language: “You have the right to obtain a 12-month history of energy consumption and the cost of that consumption from the energy supplier” (Me. Rev. Stat. tit. 14, § 6030-C).
- Written cost disclosure: Beginning in 2025, landlords have to provide renters with a list of the costs associated with renting the property, including rent, recurring fees, utility service costs, and other charges the tenant will be responsible for (Me. Rev. Stat. tit. 14, § 6030-J).
- Common area utilities: If tenants share utility costs with common areas, disclose this in writing and provide fair consideration approximating the actual cost (Me. Rev. Stat. tit. 14, § 6024).
- Security deposit holding disclosure: If you collect a security deposit, you must provide your tenant with a statement about how and where you’re holding the funds (Me. Rev. Stat. tit. 14, § 6038).
Optional Disclosures and Addenda
The best landlords don’t just follow the law; they think ahead. A thoughtful residential lease agreement covers both the legal must-haves and the practical questions that make life easier for both the renters and the property owners.
Asbestos: Informs tenants of any asbestos-related hazards present in the unit, as well as tips to minimize exposure and risk.
Landlord’s name and address: Shares landlord’s name and contact information for ease of contact.
Medical marijuana use: Outlines the policy regarding the use of medical marijuana in the unit, as well as any limitations or restrictions.
Mold: Informs tenants of any known or suspected mold issues in the unit and treatment options.
Move-in checklist: Catalogs the condition of the unit at move-in, including any existing damages.
Consequences of Not Including Mandatory Disclosures
Leaving out required disclosures can lead to avoidable trouble. Missing details may result in fines, delays, or disputes if tenants claim they weren’t properly informed. Taking time to review your lease and confirm it meets Maine’s requirements helps protect you from problems later and reinforces your credibility as a landlord.
Security Deposit Regulations in Maine
Security deposits are a financial safeguard, acting as a safety net in case of damage or unpaid rent. However, Maine mandates how much you can collect and when you must return it. Always document all steps in your online lease agreement, from collection to return.
Maximum amount: Maine landlords may charge up to 2 months’ rent as a security deposit (Me. Rev. Stat. tit. 14, § 6032).
Deposit receipt: If the tenant asks, landlords must provide them with a statement regarding where they’re keeping the security deposit (Me. Rev. Stat. tit. 14, § 6038).
Security deposit return: Landlords must return a tenant’s security deposit, minus any deductions, within 30 days of the lease termination (Me. Rev. Stat. tit. 14, § 6033).
Deductions: Landlords must keep a detailed, itemized list of any deductions withheld from the deposit and return the balance of the funds within 30 days of lease termination (Me. Rev. Stat. tit. 14, § 6033).
Rent Payment Regulations
Clear expectations make rent collection easy. Maine’s rent payment laws help ensure both landlords and tenants know what’s fair—from due dates to late fees. Putting those rules in writing keeps things organized and helps avoid tension when payments are due.
Rent control/stabilization: Maine doesn’t have statewide rent control, but several municipalities have adopted their own limits. For example, in Portland, the annual allowable rent increase for 2025 is 2.5%. In 2026, this will change to 2.2% annually. South Portland also set its own rent control laws, with annual rent increases capped at 10% for owners with 16 or more rental properties (Portland, Me., Code Ch. 6, § 6-234a, Rent Stabilization Ordinance).
Late rent fees: After the grace period, landlords may charge up to 4% of the monthly rent as a late fee, as long as they disclose this fee in the lease agreement (Me. Rev. Stat. tit. 14, § 6028).
Grace period: In Maine, landlords must give tenants 15 days after the due date before their rent is legally considered late (Me. Rev. Stat. tit. 14, § 6028).
Tenant’s right to withhold rent: Maine allows tenants to make necessary repairs themselves and deduct the cost from their rent payment (Me. Rev. Stat. tit. 14, § 6026).
Violations
Lease violations happen, but how you respond makes all the difference. Maine law provides clear steps for handling issues like late rent or property damage. Acting quickly and documenting everything helps you stay compliant and maintain a professional relationship with your tenants.
Lease violation: Landlords may evict renters who violate their lease. If a tenant breaches their lease, landlords can issue a 7-day Notice to Quit, allowing the tenant 7 days to vacate the property (Me. Rev. Stat. tit. 14, § 6002).
Missed rent payment: After the grace period, landlords may attempt to collect rent plus a late fee from tenants who miss a rent payment. If they need to escalate the situation, landlords may issue a 7-day Notice to Pay or Quit, giving the renter 7 days to pay or vacate the property (Me. Rev. Stat. tit. 14, § 6002).
Lease abandonment: If a renter abandons their Maine lease agreement, they are typically liable for the remainder of the lease, unless they find an approved replacement tenant or have a legal justification for breaking the lease early.
Self-help evictions: In Maine, self-help evictions are illegal. Evictions should always go through the proper legal process.
Terminating a Lease
Sometimes leases end on good terms, and unfortunately, sometimes they don’t. Regardless of the reason, Maine has precise notice requirements for terminating a rental agreement.
Standard lease: Certain circumstances may allow a renter to legally terminate their fixed-term lease early, including military deployment, domestic violence, or uninhabitable living conditions (Me. Rev. Stat. tit. 14, § 6002).
Month-to-month: Both landlords and tenants must give 30 days’ written notice to terminate a month-to-month rental agreement (Me. Rev. Stat. tit. 14, § 6002).
Property abandonment: If a renter leaves property behind, landlords must store the items and give written notice to the tenant. At this point, tenants have 14 days to retrieve the items, or landlords may dispose of them (Me. Rev. Stat. tit. 14, § 6013).
Renewing a Lease
When you’ve got a great tenant, renewal is a no-brainer. A few weeks before the end of the term, send a simple letter to confirm interest, discuss rent adjustments, and sign a new agreement. Proactive communication shows professionalism and keeps good tenants in place longer.
Notice requirements: In most cases, landlords must give 30 days’ notice if they do not plan to renew a lease. However, certain circumstances allow a landlord to provide as little as 7 days’ notice, including cases where a tenant owes rent, there is domestic violence, or the renter caused damage to the property (Me. Rev. Stat. tit. 14, § 6002).
Renewals: Maine landlords are not required to allow a tenant to renew their lease at the end of its term.
Landlord’s Access to Property
Respect goes a long way when it comes to property access. Maine law requires landlords to give reasonable notice before entering a tenant’s unit, except in emergencies. Taking that extra step helps ensure compliance and strengthens the landlord-tenant relationship over time.
Immediate access: If there is an emergency, landlords are permitted to enter the property without giving notice. In Maine, this includes if the welfare or safety of an animal is at risk (Me. Rev. Stat. tit. 14, § 6025-A).
Notice requirements: State law requires landlords to give “reasonable” notice to tenants before entering the unit, most often 24 hours (Me. Rev. Stat. tit. 14, § 6025).
Harassment: Failing to follow these guidelines may constitute landlord harassment. In these cases, tenants can sue for damages or $100, whichever is greater (Me. Rev. Stat. tit. 14, § 6025).
