A simple one-page lease agreement is a rental contract between a landlord (lessor) and a tenant (lessee). Unlike most leases, a simple lease contains only the most important terms, like length of lease and rental amount. This makes a simple lease a good way to establish a clear agreement on the basics for a rental.
Why Use a Simple One-Page Lease Agreement?
A simple one-page lease agreement is perfect for any basic, uncomplicated rental situation. A standard residential lease agreement has many more specifics and details, but these extra terms (relating to pets, common areas, parking, etc.) aren’t needed in all cases. Sometimes the landlord and tenant only want the most essential parts of a rental agreement.
Benefits of a One-Page Lease Agreement
Benefits of a one-page lease agreement include:
- Easier To Read and Understand. A standard lease agreement can be long and complex even for a lawyer to understand. A one-page lease agreement is an approachable option when the landlord or tenant don’t have legal services and worry about accidentally agreeing to unfavorable terms.
- More Efficient. A simpler lease makes both parties emphasize important areas of agreement. Instead of getting dragged down discussing a long and complicated lease, landlord and tenant can focus on the essential parts.
- Easier To Fix Disputes. A one-page lease agreement makes it easier for a landlord and tenant to fix disputes. Short, clear terms make rights and duties obvious, easy to remember, and quicker for a judge or mediator to interpret.
Drawbacks of a One-Page Lease Agreement
A one-page lease agreement also comes with some potential drawbacks, including:
- Missing Important Rules. A single page limits the space available to describe important rules. Leaving out issues like pets or subleases can lead to major conflict. Some states and cities also have specific legal requirements for all leases. This could make a one-page lease difficult to enforce if there’s a conflict.
- Security Deposit Details. The use and return of a security deposit usually requires more than one page for proper detail.
- Penalties for Breach. One page is not long enough to go into specifics about penalties for breaching the lease.
When a tenant agrees to basic rules under a simple lease agreement, a good landlord-tenant relationship becomes especially important. This means effective tenant screening matters a lot for a one-page lease.
What To Include in a Simple Lease Agreement
A simple lease agreement that fits on one page can include only the most essential terms. While a one-page lease agreement keeps things simple, it still must cover the rental situation and any state or local requirements.
Necessary Lease Terms and Conditions
These terms and conditions are necessary for any lease:
- Parties. Everyone responsible for any lease terms should be named, along with contact information for both the landlord and the tenant. (Most states require only name and address, but it’s standard practice to include telephone numbers as well.)
- Lease Terms. For a simple lease, the most important term is whether it is a fixed lease or a month-to-month lease. Always be specific about the start and end date.
- Rent and Payments. Potential charges must be disclosed in the lease. This includes rent and security deposits, late fees, and other similar charges. In particular, a simple lease must state the amount of rent, when it’s due, and any other rules for payment.
- Signatures. A lease isn’t a complete legal document until it’s signed by everyone who’s responsible for the terms inside.
Other Specific Items To Include in a Simple Lease Agreement
After covering the most essential terms, these specific items also should be put in a simple lease, as far as there is space on the page:
- Date. The date the lease agreement begins and (if different) the date the parties signed the lease.
- Property Address. The full address of the rental property (including unit number) should appear at the beginning of a lease agreement. The description of the property also can include any furnishings provided for the tenant.
- Late Rent. Late fees generally aren’t enforceable unless included in the lease. Late fees and grace periods must comply with relevant state and local laws.
- Security Deposit. A security deposit is a refundable payment the landlord can use if a tenant breaks the lease or causes damage beyond normal wear and tear to the property. Most states regulate security deposit amounts and deductions.
- Condition. Landlords can reduce risk if the tenant confirms the good and acceptable condition of the rental property. This is easiest to do with a move-in checklist (also required by some state and local laws).
- Right of Entry. Specific state laws often regulate a landlord’s right of entry, but many states let the lease decide on terms for access. This clause covers purposes for landlord entry, method and amount of advance notice, and what happens if either party ignores the agreed entry terms.
- Utilities. A tenant only has to pay utilities agreed under the lease. State law may require specifics about how utilities are metered and charged, especially on properties with shared utilities.
- Pets. Pets are allowed on rental property without additional charges, unless the lease says otherwise. Tenants must agree to any permission requirements, restrictions on breed, pet rent, etc. in the lease.
- Parking. If tenants are provided with (or limited to) a specific parking area, the lease has to clarify this along with any associated fees or rules.
- Prohibited Uses and Activities. There are many reasonable rules a landlord might adopt to prohibit some uses and activities on rental property. This might include regulations for things like smoking (including legalized recreational marijuana), making or using dangerous objects (like fireworks), or running a business on the property. A landlord can make a tenant rulebook or code of conduct and put a clause in a simple lease to state that the tenant has received a copy of the rules, reviewed them, and agrees to them. This is an area where different places can have very different rules on what’s allowed, so check local laws.
- Other Terms. This section is for any other essential terms. If there are no additional terms, it’s customary to write “None” in the appropriate section, since this helps avoid misunderstandings.
Other Considerations
Besides putting all required terms in the rental agreement, some final considerations apply:
- Attaching Certain Additional Items. Property built before 1978 requires a Lead-Based Paint Disclosure by federal law. State or local laws may require additional attachments or disclosures as well.
- Addendum. An addendum covers additional important information or terms. To be legally binding, an addendum should be both mentioned in the rental agreement (often in the “Other Terms” section) and signed by all parties.
- Signed Copies. The landlord and tenant each keeping signed copies of all agreements is the customary way to avoid miscommunication. It’s also a legal requirement in many places. A signed agreement proves all parties freely reviewed and agreed to all terms.
Considerations After Signing a Lease Agreement
After signing a lease agreement, the landlord and tenant can continue with the other considerations for starting a healthy tenancy. A tenant welcome letter and a move-in inspection are the most common next steps after signing a simple lease.
Tenant Welcome Letter
Many landlords send a Tenant Welcome Letter after finishing the rental agreement, to formally welcome the new tenant before the lease begins.
A welcome letter provides information to help the tenant have a smooth move-in experience. This may include local resources, contact information, a reminder of important rules and responsibilities, and a move-in checklist for the initial inspection.
Tenant Move-In Checklist
Many states and cities require the landlord and tenant to inspect the property together at move-in. This helps protect the tenant’s right to repairs and return of security deposits. Even where this isn’t a legal requirement, it’s good business practice to schedule a move-in inspection with the tenant to fill out a tenant move-in checklist.
A move-in inspection ensures that the property is in good condition for the tenant. It also provides the landlord’s baseline expectations for the property’s condition upon move-out.
