A simple one-page lease agreement is a rental contract between a landlord (lessor) and a tenant (lessee). It contains only the most necessary terms, such as the length of the lease and the rental amount, to ensure both parties understand their basic rights and responsibilities.
Why Use a Simple One-Page Lease Agreement?
A one-page lease agreement is perfect for a rental agreement that has only basic requirements. While a standard residential lease agreement provides more specifics and details of renting a property, in some cases it may not be necessary. Terms relating to pets, common areas, parking, and dispute resolution may irrelevant when the landlord and tenant are looking only for the most essential parts of a rental agreement.
Benefits of a One-Page Lease Agreement
Benefits of using 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 in detail. A one-page lease agreement may be a more approachable option for a qualified tenant who is hesitant about accidentally agreeing to unfavorable terms.
- More Efficient. A simpler agreement forces both parties to prioritize the most important areas of agreement. Instead of getting dragged down in multiple drafts of a long and complicated lease, the parties can narrow their focus on the essential parts.
- Easier To Resolve Disputes. A one-page lease agreement makes it easier for a landlord and tenant to resolve potential disputes. Shorter, clearer terms make rights and duties more obvious, easier to remember, and quicker for a judge or arbitrator 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 only provides so much space. Omitting important issues like pets or subleases can potentially lead to major conflict. A one-page lease may also fail to meet state or local legal requirements, making it 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.
- Damages. One page typically is not long enough to go into detail about determining monetary damages.
With a simple lease agreement, it is crucial to screen tenants in an effective way. When a tenant is subject only to the most minimal set of rules, having a good-faith relationship is indispensable.
What To Include in a Simple Lease Agreement
A simple lease agreement that fits on one page can include only the most essential information. While a one-page lease agreement keeps things simple, it must still fit the rental situation and any state law requirements.
Necessary Lease Terms and Conditions
All leases should include the following information:
- Parties. Everyone responsible for keeping the lease terms should be named, along with contact information for both the landlord and the tenant. (Most states require only name and address, but telephone numbers always are advisable.)
- Lease Terms. Specifically, whether it is a fixed lease or a month-to-month lease, with the start and end date specified.
- Payments. Landlords only can charge fees included in the lease. This applies both to rent and to security deposits, late fees, and other similar charges. In particular, it’s important to clearly state the amount of rent, when it’s due, and any other rules for payment.
- Signatures. A lease does not become a complete legal document until it’s signed by everyone who agrees to the terms it contains.
Other Specific Items To Include in a Simple Lease Agreement
After incorporating the most essential terms, the following specifics also are important inclusions, as far as there is space on the page:
- Date. The date the lease agreement goes into effect and (if different) the date the parties signed the lease.
- Premises. The full address of the rental unit should appear at the beginning of the lease agreement. The description of the premises 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 deposit which protects the landlord in case a tenant violates the lease or causes damage beyond normal wear and tear to the property. Most states have laws regulating security deposit amounts and deductions.
- Condition. Landlords can reduce potential liability if the tenant confirms the the good and acceptable condition of the rental property, especially through a move-in checklist (which in some cases is required by state or local law).
- Right of Entry. Similar to late fees, specific state laws often regulate the landlord’s right of entry, but many states let the lease decide on terms for access. A right of entry clause covers valid purposes for entry, method and amount of advance notice, and consequences for abuse of access rights by either party.
- Utilities. A tenant is not liable for utility payments that weren’t agreed in the lease. State law may require specifics about how the utilities are metered and charged, especially on properties with shared utilities.
- Pets. By default, pets are allowed on rental property without additional charges if a lease is silent about them. 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, this must appear in the lease along with any associated fees or rules.
- Prohibited Uses and Activities. Landlords often have an interest in reasonable regulations for the use of a rental property. This might include bans or restrictions for things like smoking (including legalized recreational marijuana), manufacturing or using flammable objects like fireworks, or using the premises to host a business. If the landlord has a tenant rulebook or code of conduct, these standards can be separate from the lease and this clause can simply state that the tenant has received a copy of the rules, reviewed them, and agrees to them. Different jurisdictions allow a landlord to regulate different items. Check local laws.
- Other Terms. This section is for any other terms essential to the specific rental agreement. If there are no additional terms, it’s customary to write “None” in the appropriate section, to avoid ambiguity.
Other Considerations
Besides specifying terms in the rental agreement, some final considerations may 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 as well.
- Addendum. Sometimes there’s additional information to include, even without a traditional lease agreement. An addendum can cover this. Note that an addendum may not be legally binding unless it’s mentioned in the rental agreement (often in the “Other Terms” section) and signed by all parties.
- Signed Copies. While not always a legal requirement, having the landlord and tenant both keep signed copies of all agreements is the customary way to avoid miscommunication. A signed agreement proves all parties freely reviewed and agreed to all terms.
Considerations After Signing a Lease Agreement
Especially when using a one-page lease agreement, signing the lease often is just the first step in a larger process of starting a new tenancy. A tenant welcome letter and a move-in inspection are the most common next steps after executing a simple lease.
Tenant Welcome Letter
Many landlords send new tenants a Tenant Welcome Letter after executing the rental agreement. A tenant welcome letter formally welcomes a new tenant before the lease begins.
A welcome letter provides information to help the tenant make a smooth transition into their new home. 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 jurisdictions require taking an inventory of the property and its condition upon moving in to 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 gives the tenant a clear understanding of the landlord’s expectations for the property when moving out.
