Free Rental Agreement Templates by State (PDF + Word)

alabama alaska arizona arkansas california colorado connecticut D.C. 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

A rental agreement is a contract between a landlord and a tenant for leasing residential or commercial property.

These contracts outline the terms (rights and responsibilities) expected from both parties during the lease. Because a rental agreement is a contract, these terms are legally binding. A standard lease includes agreements on start date, end date, rent amount, rent due date, late fees, security deposit requirements, and more.

Types of Rental Agreements

Landlords can choose from a variety of rental or purchase agreements based on their needs for the property:

Residential Lease Agreement

11 pages

A standard residential lease agreement is a contract for a tenant to use a landlord’s residential property in exchange for paying rent.

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1-Page Lease Agreement

1 page

A simple one-page lease agreement is a rental contract between a landlord and a tenant.

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Month-to-Month Rental Agreement

10 pages

A month-to-month rental agreement is a contract which allows a tenant to rent property from a landlord, for one month at a time, in exchange for a rental payment.

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Roommate Agreement

9 pages

A room rental agreement is a contract between a tenant and a roommate who occupies a portion of a rental property while sharing its common areas.

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Real Estate Purchase Agreement

16 pages

A real estate purchase agreement is a binding agreement where a seller and a buyer agree and commit to the terms of the sale of real property.

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Residential Sublease Agreement

7 pages

A residential sublease agreement is a contract whereby a lessee or tenant rents out the leased property or some part of it to another person, the sublessee.

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Commercial Lease Agreement

24 pages

A commercial lease agreement is a binding contract between a landlord and a tenant for the rental of a property specifically for business purposes like office, retail, commercial or industrial space.

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Rental Cosigner Agreement

2 pages

A rental cosigner agreement is a contract incorporated into a lease agreement between a landlord and a cosigner for the tenant.

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Rent-to-Own Agreement

10 pages

A rent-to-own agreement is an agreement between a landlord and a tenant to rent a property with the option to purchase before the lease agreement expires.

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Parking Space Lease Agreement

2 pages

An agreement to rent out a specific parking space. This is often used in conjunction with a rental agreement where the tenant also needs a place to park.

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Landlord-Tenant Utility Agreement

2 pages

A landlord-tenant utility agreement defines which utililities the tenant is responsible for paying, what date they are due, and any other specific details that may need to be included.

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Common Rental Agreement Addenda

Most rental agreements have a main agreement with the most important terms, plus some extra agreements (called addenda) which give special attention to a particular issue or disclosure. These are some of the most common types of addenda:

Lead Paint Disclosure – A federal requirement for rental properties built before 1978. Discloses the presence of lead-based paint and provides a pamphlet detailing its dangers.
Mold Addendum – Details the results of a mold inspection and defines the tenant’s responsibilities in preventing and reporting mold.
Asbestos Disclosure Addendum – Details the asbestos status of a rental property. Not required by law, but provides peace of mind to tenants in older units and helps reduce potential landlord liability.
Parking Rules Addendum – Details where a tenant and their guests can park, along with the number of vehicles which may be parked outside the rental unit.
No Smoking Addendum – Outlines rules against smoking in or around the unit. May specify certain designated smoking areas.
Smoke Detector and Carbon Monoxide Addendum – Clarifies responsibilities for maintaining and replacing detectors in the rental unit.
Tenant Guest Policy Addendum – Outlines how many guests the tenant can have, and how long a guest can stay without being added to the lease.
Residential Liability Waiver Addendum – Specifies that a landlord isn’t responsible for harm to tenants or guests, or damage to their personal belongings.
Shared Utilities Agreement Addendum – Sets terms for how to divide utility costs up on properties which share a utility meter with other units.

Landlord-Tenant Laws

For a hassle-free rental experience, a landlord needs some understanding of state and local landlord-tenant laws. Different places set different rules for security deposits, raising rent, property entry, and more.

Maximum Security Deposits

Each state has its own rules about the legal maximum amount a landlord may collect for a security deposit:

State	Maximum Security Deposit
Alabama	1 month’s rent + pet deposit, property modification costs, and anything else that could add risk for the landlord (such as a tenant with past evictions)
Alaska	2 months’ rent + pet deposit No limit if rent exceeds $2,000 per month
Arizona	1 and 1/2 months’ rent 2 months rent for mobile homes
Arkansas	2 months’ rent NO security deposit rules for landlords with five or fewer units (unless they use a property management service)
California	1 month’s rent in most cases 2 months’ rent (except to some active servicemembers) for some very small-scale landlords + 1/2 months’ rent for a waterbed 2 months’ rent for mobile homes
Colorado	1 month’s rent for mobile homes 2 months’ rent for all other housing types
Connecticut	2 months’ rent (for tenants under 62) 1 month’s rent (for tenants 62 years old or older) Additional deposit allowed for a key or special equipment
Delaware	1 month’s rent + pet deposit No limit for furnished units No limit for leases shorter than 1 year
Florida	No limit
Georgia	No limit
Hawaii	1 month’s rent + pet deposit
Idaho	No limit
Illinois	1 month’s rent for mobile homes No limit for all other housing types
Indiana	No limit
Iowa	2 months’ rent
Kansas	1 month’s rent for unfurnished units 1 and 1/2 months’ rent for furnished units 2 months’ rent for mobile homes +1/2 month’s rent for pet deposit
Kentucky	No limit
Louisiana	No limit
Maine	2 months’ rent 3 months’ rent for mobile homes
Maryland	2 months’ rent
Massachusetts	1 month’s rent
Michigan	1 and 1/2 months’ rent
Minnesota	No limit
Mississippi	No limit
Missouri	2 months’ rent + pet deposit
Montana	No limit
Nebraska	1 month’s rent + pet deposit
Nevada	3 months’ rent
New Hampshire	1 month’s rent or $100 (whichever is greater) for most leases No limit, for owner-occupied buildings with 5 or fewer units No limit, for single-family properties where the owner owns only one rental property
New Jersey	1 and 1/2 months’ rent
New Mexico	1 month’s rent for leases with a term shorter than 1 year No limit for leases 1 year or longer 1 month’s rent for standard mobile homes 2 months’ rent for double-wide mobile homes
New York	1 month’s rent
North Carolina	2 weeks’ rent for week-to-week 1 and 1/2 months’ rent for month-to-month 2 months for longer than month-to-month
North Dakota	1 month’s rent for most leases + a pet deposit of up to 2 months’ rent or $2,500 (whichever is greater) 2 months’ rent for tenants with felonies or judgments
Ohio	No limit
Oklahoma	No limit
Oregon	No limit
Pennsylvania	2 months’ rent for leases during the first year 1 month’s rent for leases after the 1st year
Rhode Island	1 month’s rent for most leases Up to 1 additional month’s rent (rentals with furnishings valued over $5,000)
South Carolina	No limit
South Dakota	1 month’s rent + pet deposit
Tennessee	No limit
Texas	No limit
Utah	No limit
Vermont	No limit
Virginia	2 months’ rent
Washington	No limit
Washington D.C.	1 month’s rent
West Virginia	No limit
Wisconsin	No limit
Wyoming	No limit

Security Deposit Return Laws

Each state sets a different window of time for a landlord to return a tenant’s security deposit at the end of a lease:

State	Deadline To Return Security Deposit
Alabama	60 days after the lease term ends and the tenant moves out of the rental unit
Alaska	14 days (no deductions) 30 days (with deductions)
Arizona	14 business days
Arkansas	60 days, for most leases NO security deposit rules for landlords with five or fewer units (unless they use a property management service)
California	21 days
Colorado	1 month after the tenant moves out or lease ends (whichever is later) 72 hours, if the tenant moves out due to a landlord’s failure to fix a hazardous issue
Connecticut	15 days after the landlord receives the tenant’s forwarding address, OR 21 days after the lease ends (whichever is later)
Delaware	20 days
Florida	15 days (no deductions) Up to 60 days with deductions: 30 days after sending a list of deductions (the list may be sent as late as the 30th day after the tenant moves out)
Georgia	30 days (If the tenant can’t be found and didn’t leave a forwarding address, the security deposit becomes the property of the landlord after 90 days)
Hawaii	14 days allowed for the landlord to postmark the returned amount of security deposit
Idaho	21 days
Illinois	30 days (with deductions) 45 days (no deductions)
Indiana	45 days
Iowa	30 days (If there are no delivery instructions or forwarding address, the deposit becomes the property of the landlord after 1 year)
Kansas	14 days after landlord determines deductions, OR 30 days after the lease term ends and tenant moves out (whichever is earlier)
Kentucky	No general deadline, BUT Must wait at least 30 days before deducting for unpaid rent Cannot claim ANY non-deducted part of a security deposit until 60 days after notifying the tenant of the available refund amount
Louisiana	1 month
Maine	30 days (written leases) 21 days (tenancies at will)
Maryland	45 days
Massachusetts	30 days
Michigan	30 days (and refund must be processed as a check or money order)
Minnesota	21 days, for most leases 5 days, for leases ending because of a condemned building
Mississippi	45 days
Missouri	30 days
Montana	10 days (no deductions) 30 days (with deductions)
Nebraska	14 days
Nevada	30 days
New Hampshire	30 days
New Jersey	30 days, for most leases Stricter exceptions when a lease ends due to domestic violence, fire, flood, condemnation, or evacuation
New Mexico	30 days
New York	14 days
North Carolina	30 days
North Dakota	30 days
Ohio	30 days
Oklahoma	45 days
Oregon	31 days, for most leases 14 days, when the government declares the rental unit unsafe to occupy
Pennsylvania	30 days
Rhode Island	20 days
South Carolina	30 days
South Dakota	14 days
Tennessee	No general deadline, BUT Cannot claim ANY non-deducted part of a security deposit until 60 days after notifying the tenant of the available refund amount
Texas	30 days, BUT Landlord doesn’t have to attempt a refund before the tenant provides a forwarding address
Utah	30 days
Vermont	14 days (including property abandoned without notice)
Virginia	45 days
Washington	30 days
Washington D.C.	45 days (no deductions) 45 days to provide written notice of deductions + additional 30 days after written notice to return deposit
West Virginia	45 days after the next tenant moves in OR 60 days after the lease ends (whichever is earlier) +15 days, when the landlord is notifying the tenant about third-party repairs to damage which cost more than the security deposit amount
Wisconsin	21 days
Wyoming	15 days after the tenant provides an address OR 30 days after the lease ends (whichever is later) +30 days in either case, if the landlord deducts for damage

Rent Due Grace Periods

Most states let landlords charge a late fee the day after rent is normally due. The following states require a grace period before assessing late fees:

State	Required Grace Period for Late Fees
Arizona	5 days (mobile homes) None (other housing types)
Colorado	7 days
Connecticut	4 days (week-to-week lease agreements) 9 days (all other lease agreements)
Delaware	5 days, in most cases 8 days, if rent can’t be paid in person within the same county as the rental unit
Maine	15 days
Massachusetts	30 days
Nevada	None (week-to-week lease agreements) 3 days (all other lease agreements)
New Jersey	5 business days (certain senior tenants) None (other tenants)
New York	5 days
North Carolina	5 days
Oregon	4 days
Tennessee	5 days (ending on the next business day, if the 6th day is a Sunday or holiday)
Texas	2 days
Virginia	None (with written lease agreement) 5 days (no written lease agreement)
Washington	5 days
Washington D.C.	5 days

Late Rent Fee Maximums

Most states set a maximum for late rent fees. Even states without specific limits still can only charge “reasonable” amounts. “Reasonable” in most cases means no more than 10% of the rental amount, and must relate to the landlord’s actual costs.

State	Maximum Late Rent Fee
Alabama	No maximum, must be reasonable
Alaska	Estimated cost + interest
Arizona	$5/day (mobile homes) None (other housing types)
Arkansas	No maximum, must be reasonable
California	No maximum, must be reasonable
Colorado	$50, OR 5% of the rent due (whichever is greater)
Connecticut	$5/day up to a maximum $50, OR 5% of the rental payment amount
Delaware	5% of the monthly rent
Florida	$20, OR 20% of the rental payment amount
Georgia	No maximum, must be reasonable
Hawaii	8% of the rent due
Idaho	No maximum, must be reasonable
Illinois	No maximum, must be reasonable
Indiana	No maximum, must be reasonable
Iowa	$12/day up to $60 (rent below $700) $20/day up to $100 (rent over $700)
Kansas	No maximum, must be reasonable
Kentucky	No maximum, must be reasonable
Louisiana	No maximum, must be reasonable
Maine	4% of the monthly rent
Maryland	5% of the rent due (monthly rent payments) $3/week up to $12 (weekly rent payments)
Massachusetts	No maximum, must be reasonable
Michigan	No maximum, must be reasonable
Minnesota	8% of the rent due
Mississippi	No maximum, must be reasonable
Missouri	No maximum, must be reasonable
Montana	No maximum, must be reasonable
Nebraska	No maximum, must be reasonable
Nevada	5% of the monthly rent
New Hampshire	No maximum, must be reasonable
New Jersey	No maximum, must be reasonable
New Mexico	10% of the monthly rent
New York	$50, OR 5% of the monthly rent (whichever is greater)
North Carolina	$15 or 5%, whichever is greater (monthly rent payments) $4 or 5%, whichever is greater (weekly rent payments)
North Dakota	No maximum, must be reasonable
Ohio	No maximum, must be reasonable
Oklahoma	No maximum, must be reasonable
Oregon	Landlord can put one of three options in the lease: Flat fee: must be reasonable and customary amount for the rental market Per-day fee: 6% of a reasonable flat fee (until the late rental amount is paid, minus fees) Periodic late fee: 5% of the rent, billed every 5 days (until the late rental amount is paid, minus fees)
Pennsylvania	No maximum, must be reasonable
Rhode Island	No maximum, must be reasonable
South Carolina	No maximum, must be reasonable
South Dakota	No maximum, must be reasonable
Tennessee	10% of the rent due
Texas	10% of monthly rent (when landlord has fewer than 5 units) 12% of monthly rent (when landlord has more than 5 units) OR actual cost to landlord (when actual cost is greater than the above amounts)
Utah	$75, OR 10% of the monthly rent
Vermont	Estimate of actual cost to the landlord
Virginia	10% of the monthly rent, OR 10% of the rent due (whichever is less)
Washington	No maximum, must be reasonable
Washington D.C.	5% of the rent due
West Virginia	No maximum, must be reasonable
Wisconsin	No maximum, must be reasonable
Wyoming	No maximum, must be reasonable

When Can Landlords Raise Rent?

Landlords can’t raise rent during the term of a lease. They can raise rent at the end of a lease term. For instance, a landlord in most cases may raise the rent at the end of every month for a month-to-month rental agreement.

Some states have laws which limit how often a landlord can increase the rent:

State	When Can a Landlord Raise Rent?
California	2x per year
Colorado	1x per year
Connecticut	No increases during the lease term ALL oral leases are considered month-to-month, so landlords may increase rent at any time on an oral lease
Delaware	1x per year (mobile home tenants)
Idaho	1x per six months (mobile home tenants)
Maine	Can’t raise rent unless the rental unit meets the warranty of habitability Most mobile home rent increases must apply uniformly throughout the park
Massachusetts	Lease agreements may include tax escalator clauses (where a landlord makes the tenant pay a percentage of any increase in real estate taxes during the lease term)
Michigan	Lease agreements may allow rent increases during the lease term (with 30 days’ notice) when there’s an increase in utility costs, property taxes, or insurance premiums
Minnesota	2x per year (mobile home tenants)
New Jersey	ILLEGAL for a landlord to increase the rent during a fixed-term lease, or add language to the lease allowing rent increases
New York	Rent control and rent stabilization affect some units and limit frequency of rent increases
Oregon	ILLEGAL to increase rent during the first year of tenancy (except week-to-week tenants)
Washington D.C.	Rent increases for rent-stabilized units must meet specific standards, including registration with the Rental Accommodations Division and compliance with housing regulations

Landlord Entry Laws

Many states require a specific type and amount of advance notice to the tenant before a landlord can enter a rental property. Where there isn’t a specific law, the requirement is for “reasonable” advance notice, through any method which effectively communicates the reason and time for entry.

note

Every state waives (suspends) notice requirements in emergency situations. State laws differ on whether a landlord can get waivers for other situations.

State	Default Required Notice	Allowed Notice Types	Possible To Waive Notice Requirements?
Alabama	2 days	Any actual notice (the law prefers written posting on main door of the residence)	Yes (for scheduled services with a separate posted timeline)
Alaska	24 hours	Any actual notice	No
Arizona	2 days	Any actual notice	Yes (when addressing a tenant repair request)
Arkansas	“Reasonable” notice	Any actual notice	Yes
California	24 hours for notice in person; 6 days for mailed notice	Written notice only (some special exceptions)	No
Colorado	“Reasonable” notice in general; 48 hours in some specific cases	Usually written, depends on entry purpose	Yes
Connecticut	“Reasonable” notice	Any actual notice	No
Delaware	48 hours	Written notice only (but some actual notice may also count in court)	Yes (via separate written agreement before the start of the tenancy)
Florida	24 hours for repairs; “reasonable” notice otherwise	Any actual notice	No
Georgia	“Reasonable” notice	Any actual notice	Yes
Hawaii	2 days	Any actual notice	No
Idaho	“Reasonable” notice	Any actual notice	Yes
Illinois	“Reasonable” notice	Any actual notice	Yes
Indiana	24 hours	Any actual notice	No
Iowa	24 hours	Any actual notice	No
Kansas	“Reasonable” notice	Any actual notice	No
Kentucky (KY-URLTA communities only)	2 days	Any actual notice (most cases) Written notice (required when billing for non-compliance)	No
Louisiana	“Reasonable” notice	Any actual notice	Yes
Maine	24 hours	Any actual notice	No
Maryland	“Reasonable” notice	Any actual notice	Yes
Massachusetts	“Reasonable” notice	Any actual notice	No
Michigan	“Reasonable” notice	Any actual notice	Yes
Minnesota	“Reasonable” notice	Any actual notice	Yes (if a free agreement; CANNOT be a condition for signing or maintaining the lease)
Mississippi	“Reasonable” notice	Any actual notice	Yes
Missouri	“Reasonable” notice	Any actual notice	Yes
Montana	24 hours	Any actual notice	No
Nebraska	24 hours	Any actual notice	No
Nevada	24 hours	Any actual notice	Yes (ONLY explicit waivers, ONLY covering a single entry at a time)
New Hampshire	“Reasonable” notice by default; 48 hours, for bedbug inspections	Any actual notice (most cases) Written notice (bedbug inspections)	No
New Jersey	1 day	Any actual notice	Yes
New Mexico	24 hours	Any actual notice	No
New York	“Reasonable” notice	Any actual notice	Yes (by agreement in the lease or other contract)
North Carolina	“Reasonable” notice	Any actual notice	Yes
North Dakota	“Reasonable” notice	Any actual notice (the law prefers written posting in/on the residence)	Yes
Ohio	“Reasonable” notice	Any actual notice	No
Oklahoma	1 day	Any actual notice	No
Oregon	24 hours	Any actual notice	Yes (detailed requirements which depend on the waiver’s purpose)
Pennsylvania	“Reasonable” notice	Any actual notice	Yes
Rhode Island	2 days	Any actual notice	No
South Carolina	24 hours	Any actual notice	No full notice waiver, BUT no notice requirement for some pre-announced services
South Dakota	24 hours (customary; not strict legal requirement)	Any actual notice	Yes, BUT disfavored by law enforcement
Tennessee (TN-URLTA counties only)	“Reasonable” notice generally; 24 hours, for property showings	Any actual notice	No
Texas	“Reasonable” notice	Any actual notice	Yes
Utah	24 hours (but tenants can’t sue if landlord fails to provide adequate notice)	Any actual notice	Yes
Vermont	48 hours	Any actual notice	Yes
Virginia	72 hours	Any actual notice	Yes (ONLY when addressing a tenant repair request)
Washington	2 days in general; 1 day, for property showings	Written notice only	No
Washington DC	48 hours	Written notice only Text or email qualify, ONLY IF the tenant replies to the notice made in that form	Yes (ONLY in writing)
West Virginia	“Reasonable” notice	Any actual notice	Yes
Wisconsin	12 hours	Written notice only, personally delivered to the tenant if possible	Yes (ONLY if written in a special lease addendum)
Wyoming	“Reasonable” notice	Any	Yes

Rental Agreement FAQs

Here are some of the most common questions landlords ask about rental agreements:

Do I Need a Rental Lease Agreement?

Landlords must have a lease agreement with their tenants in order for it to be a legal business deal. This agreement almost always is in writing.

An oral agreement can be legally binding in some states, for a term of one year or less. Oral agreements are difficult to enforce, since any disagreement about terms is the landlord’s word against the tenant’s.

To avoid “he said, she said” disputes, the vast majority of landlords use written rental lease agreements.

Can Landlords Create Their Own Rental Agreements?

Landlords can create their own rental agreements.

Leases are complicated, so landlords often start with a template, set the most important terms to their liking, and then have a landlord-tenant attorney look over the agreement.

This lets the landlord use the same basic template for future rentals without having an attorney look it over each time.

What Information Should Be Included in a Rental Agreement?

Landlords should consider including the following information in every rental agreement:

Contact info for everyone signing the lease (including names and addresses, at minimum)
Address of the rental property
Start and end date of the lease
Amount of rent and security deposit, and when/how to pay them
Other costs, such as utilities, HOA, internet, and more
Scope and process for requesting repairs
Lease rules, such as smoking, pets, number of vehicles, and more
Guest rules, such as how long a guest can stay before they must be added to the lease
Property condition checklist and expectations for conditions at the end of the lease
Addendum for any relevant terms, such as mold, asbestos, or parking rules
Signatures of the landlord and any adult tenants

For the most basic rental requirements, a landlord also can consider a simple lease that starts with just one page of information. The landlord can then add terms and conditions as needed.

Sources

1 Conn. Gen. Stat. § 47a-21(d)(2): Upon termination of a tenancy, any tenant may notify the landlord in writing of such tenant’s forwarding address. Not later than twenty-one days after termination of a tenancy or fifteen days after receiving written notification of such tenant’s forwarding address, whichever is later, each landlord other than a rent receiver shall deliver to the tenant or former tenant at such forwarding address either (A) the full amount of the security deposit paid by such tenant plus accrued interest, or (B) the balance of such security deposit and accrued interest after deduction for any damages suffered by such landlord by reason of such tenant’s failure to comply with such tenant’s obligations, together with a written statement itemizing the nature and amount of such damages. Any landlord who violates any provision of this subsection shall be liable for twice the amount of any security deposit paid by such tenant, except that, if the only violation is the failure to deliver the accrued interest, such landlord shall be liable for ten dollars or twice the amount of the accrued interest, whichever is greater.
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2 Conn. Gen. Stat. § 47a-15a(b): If a rental agreement contains a valid written agreement to pay a late charge in accordance with subsection (a) of section 47a-4, a landlord may assess a tenant such a late charge on a rent payment made subsequent to the grace period in accordance with this section. Such late charge may not exceed the lesser of (1) five dollars per day, up to a maximum of fifty dollars, or (2) five per cent of the delinquent rent payment or, in the case of a rental agreement paid in whole or in part by a governmental or charitable entity, five per cent of the tenant’s share of the delinquent rent payment. The landlord may not assess more than one late charge upon a delinquent rent payment, regardless of how long the rent remains unpaid.

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3 Fla. Stat. § 83.808(3): A facility or unit owner may charge a tenant a reasonable late fee for each period that he or she does not pay rent due under the rental agreement. The amount of the late fee and the conditions for imposing such fee must be stated in the rental agreement or in an addendum to such agreement. For purposes of this subsection, a late fee of $20, or 20 percent of the monthly rent, whichever is greater, is reasonable and does not constitute a penalty. In addition to late fees, a facility or unit owner may also charge a tenant a reasonable fee for any expenses incurred as a result of rent collection or lien enforcement.

Source Link

Types of Rental Agreements

Common Rental Agreement Addenda

Landlord-Tenant Laws

Maximum Security Deposits

Security Deposit Return Laws

Rent Due Grace Periods

Late Rent Fee Maximums

When Can Landlords Raise Rent?

Landlord Entry Laws

Rental Agreement FAQs

Do I Need a Rental Lease Agreement?

Can Landlords Create Their Own Rental Agreements?

What Information Should Be Included in a Rental Agreement?

Sources

More Property Management Resources