A Rhode Island lease agreement does more than outline rent and rules; it helps you navigate one of the country’s strongest tenant-protection environments. Clear, written terms set expectations early, reduce disputes, and keep your rental legally sound.
Disclosures (4)
Rhode Island law requires landlords to share specific information with tenants before signing a lease agreement.
- Landlord identification: Landlords must provide tenants with the name and contact information of the property owner or manager, as well as anyone authorized to act on the landlord’s behalf (R.I. Gen. Laws § 34-18-20(a)).
- Housing code violations: If there are any outstanding housing code violations affecting health and safety, landlords must notify tenants within 30 days of the violation notice (R.I. Gen. Laws § 34-18-22.1).
- Nonresident landlord notice: Landlords who do not reside in Rhode Island must designate a local agent to receive legal notices, demands, and housing code violation notices (R.I. Gen. Laws § 34-18-22.3).
- Lead-based paint disclosure: For any property built before 1978, federal law requires landlords to disclose any known information on lead-based paint or lead-based paint hazards. Landlords must also provide tenants with the EPA’s “Protect Your Family from Lead in Your Home” pamphlet.
Optional Disclosures and Addenda
Optional disclosures and addenda aren’t legally required in Rhode Island, but they can be powerful tools for setting expectations upfront. By adding these documents to a lease, landlords give tenants a clearer understanding of property policies, potential risks, and shared responsibilities.
Doing so not only helps prevent disputes down the road but also creates a safer, more transparent rental experience for everyone involved.
Asbestos disclosure: Older homes in Rhode Island may contain asbestos. Informing tenants about the presence of asbestos and instructing them not to disturb affected areas helps safeguard health and limit liability.
Bed bug disclosure: Landlords can disclose any history of bed bug issues and outline responsibilities for reporting suspected infestations.
Mold disclosure: Given the state’s humid climate and prevalence of older housing, disclosing any known or suspected mold issues, along with steps taken to remediate them, helps clarify maintenance responsibilities and reduce legal exposure.
Smoking policy addendum: Specifies where, if anywhere, smoking is okay on the property. Defining rules for cigarettes, vaping, and marijuana helps protect the property and maintain a comfortable environment for all tenants.
Pet addendum: Outlining whether tenants can have pets, including any related deposits, rent, breed/weight restrictions, or behavioral expectations, ensures clarity.
Shared utilities addendum: For properties with shared meters, this addendum explains how costs for utilities like water, gas, or electricity are calculated and divided among tenants.
Non-refundable fees disclosure: If landlords charge non-refundable fees, like for rental applications or cleaning, it’s best practice to state this explicitly.
Rules & regulations addendum: For multi-unit or managed properties, landlords may include house rules covering topics like quiet hours, parking, trash disposal, common area use, and snow removal. Having a separate addendum makes it easier to update rules without rewriting the lease.
Medical marijuana policy addendum: Rhode Island permits medical marijuana use, but landlords may restrict or regulate smoking on the property. An addendum can clarify what’s allowed and outline any designated areas or consumption methods.
Consequences of Not Including Mandatory Disclosures
Failing to include Rhode Island’s mandatory disclosures can lead to legal and financial consequences for landlords. Omissions may result in fines, limit your ability to enforce parts of the lease, or complicate eviction proceedings if disputes arise.
Security Deposit Regulations in Rhode Island
Security deposits serve as a financial safeguard for landlords, but they’re also heavily regulated to protect tenants from misuse. In Rhode Island, state law spells out exactly how to collect, store, and return security deposits, ensuring fairness on both sides of the rental agreement.
Maximum amount: Landlords in Rhode Island may collect a security deposit of up to 1 month’s rent (R.I. Gen. Laws § 34-18-19(a)).
Deposit receipt: Rhode Island law does not require landlords to provide tenants with a receipt for the security deposit.
Interest payments: State law does not require landlords to pay interest on security deposits held in Rhode Island.
Security deposit return: Landlords must return the security deposit, minus any lawful deductions, within 20 days after the tenant moves out (R.I. Gen. Laws § 34-18-19(b)).
Deductions: In Rhode Island, landlords may deduct unpaid rent and the cost of repairing damage beyond normal wear and tear. They must provide tenants with an itemized list of deductions and supporting documentation, such as receipts, within the same 20-day period (R.I. Gen. Laws § 34-18-19(b)).
Rent Payment Regulations
The state of Rhode Island gives landlords flexibility when it comes to setting and collecting rent, but there are still a few key rules to follow to stay compliant.
Rent control/stabilization: Rhode Island has no statewide rent control or rent stabilization laws, so landlords are free to set and increase rent as they choose, as long as they follow the terms of the lease.
Late rent fees: State law does not set a maximum late fee, but any charges must be clearly stated in the lease to be enforceable.
Grace period: Rhode Island law does not require a mandatory grace period for rent payments. Unless otherwise stated in the lease, rent is due on the date specified in the agreement.
Tenant’s right to withhold rent: Tenants may withhold rent or make repairs and deduct the cost if a landlord fails to maintain the unit in a safe and habitable condition after receiving proper written notice (R.I. Gen. Laws § 34-18-28).
Rental Agreement Violations
Even with a solid lease in place, problems can arise during a tenancy. Rhode Island law outlines clear procedures landlords must follow to address lease violations, missed rent, or abandonment while protecting both parties’ rights.
Lease violation: If a tenant violates the lease, the landlord must provide a written notice specifying the breach and allowing 20 days to correct it before terminating the rental agreement (R.I. Gen. Laws § 34-18-36). If the tenant fails to fix the violation within that timeframe, the landlord may move forward with termination and eviction proceedings.
Missed rent payment: When a tenant fails to pay rent, landlords must deliver a 5-day written demand for payment. If the tenant does not pay within that period, the landlord may terminate the lease and begin eviction proceedings (R.I. Gen. Laws § 34-18-35).
Lease abandonment: If a tenant abandons the property before the lease ends, they are typically responsible for rent until the end of the lease term or until the unit is re-rented, whichever comes first (R.I. Gen. Laws § 34-18-38). Landlords must make reasonable efforts to mitigate damages by trying to re-rent the unit.
Self-help evictions: Actions such as changing locks, removing belongings, or shutting off utilities without a court order are illegal in Rhode Island (R.I. Gen. Laws § 34-18-44). Landlords must follow the formal eviction process through the courts. Violating these rules can expose landlords to penalties and potential tenant claims.
Terminating a Lease
For landlords in Rhode Island, ending a lease requires following state-mandated steps to avoid legal and financial setbacks. The law outlines how much notice landlords must give, when they can terminate the lease early, and how to handle a tenant’s abandonment of property. By understanding these rules, landlords can stay compliant while protecting their rental income.
Standard lease: Tenants who sign a fixed-term lease are generally responsible for the full lease term. However, Rhode Island law allows early termination in certain situations, such as when the landlord fails to maintain the property in a habitable condition after receiving proper notice (R.I. Gen. Laws § 34-18-28).
Month-to-month lease: Either party may terminate a month-to-month tenancy by giving at least 30 days’ written notice before the end of the rental period (R.I. Gen. Laws § 34-18-37(b)).
Property abandonment: If a tenant leaves personal property behind, the landlord may remove and store the property. However, the tenant must pay the moving and prepaid storage costs to reclaim their belongings (R.I. Gen. Laws § 34-18-50).
Renewing a Lease
Lease renewal procedures in Rhode Island depend on the type of tenancy and the terms outlined in the original agreement.
Required renewals: Landlords in Rhode Island are not legally required to offer tenants a lease renewal once a fixed-term lease ends. Renewal decisions are typically left to the landlord’s discretion or governed by renewal clauses included in the original lease.
Notice requirements: For month-to-month tenancies, either party must provide at least 30 days’ written notice to end the tenancy (R.I. Gen. Laws § 34-18-37). Fixed-term leases do not require advance notice of non-renewal unless specified in the lease itself.
Landlord’s Access to Property
Rhode Island law balances a landlord’s right to enter the rental property with a tenant’s right to privacy, setting clear rules for when and how entry can occur.
Notice requirements: For non-emergency situations, landlords must provide at least 2 days’ notice and enter at reasonable times (R.I. Gen. Laws § 34-18-26(a)).
Immediate access: Landlords may enter a rental unit without advance notice only in emergencies, such as situations involving fire, serious water leaks, or other conditions that threaten health, safety, or property (R.I. Gen. Laws § 34-18-26(b)).
Harassment: Repeatedly entering without proper notice or legitimate reason is landlord harassment. Thus, tenants have the right to pursue legal remedies, which may provide grounds to terminate the lease (R.I. Gen. Laws § 34-18-26(c)).
