Wisconsin Month-to-Month Lease Agreement

Last Updated: August 2, 2024 by Roberto Valenzuela

A Wisconsin month-to-month rental agreement is a contract (not necessarily in writing) which allows a tenant to rent property from a landlord, for one month at a time, in exchange for a fee (“rent”). The rental renews monthly, until either party gives proper notice to end it.

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For information about fixed-term leases in Wisconsin (i.e., a term of one year or more), click here.

Basics of a Wisconsin Month-to-Month Rental Agreement

In Wisconsin, a landlord and tenant create a month-to-month lease by agreeing to rent a property according to acceptable terms. Written rental agreements are clearer and legally stronger, but oral leases are legal in a month-to-month context.

Parties under a month-to-month lease enjoy full rights under Wisconsin landlord-tenant law. The tenant must use the property in a responsible way and pay rent on time. The landlord must keep essential features of the property in habitable condition, and protect the tenant’s quiet enjoyment of the lease.

The main difference between a month-to-month lease and a fixed-term lease is that month-to-month leases can be terminated (with proper notice) by either party for any reason without penalty. Landlords also can usually modify terms from one month to the next, again with proper notice.

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It is extremely important for a landlord to ensure that there are no lease provisions included which may void the rental agreement. Recent Wisconsin caselaw provides that a landlord relying on a voided lease must return to the tenant ALL rent payments across the entire tenancy.

Required Disclosures for Month-to-Month Rentals in Wisconsin

Wisconsin landlords may not rent a property out without making the following disclosures to a potential tenant, as relevant:

  • Landlord’s Name and Address – Landlords must give the tenant their name and address, or that of their authorized agent, to enable smooth communication of legal notice.
  • Utilities – Landlords must note which utilities are not included in the rental price.
  • Shared Utilities – Landlords renting a unit that shares a utility meter with other parts of the property must disclose how utilities are billed for the property.
  • Check-In – Landlords must provide tenants with a move-in checklist to take inventory of existing property damage before move-in.
  • Pre-Existing Damages – Landlords must disclose the tenant’s right to inspect the rental property for damages.
  • Domestic Abuse – Landlords must provide notice that victims of domestic abuse have special protections as tenants under state law.
  • Nonstandard Provisions – Leases which agree to nonstandard rental provisions (such as the landlord having the right to enter without notice) must place these provisions in a document clearly titled “NONSTANDARD PROVISIONS” alongside the lease.
  • Code Violations – Landlords or building managers aware of any existing code violations on the rental property must disclose these violations to the tenant.
  • Lead-Based Paint – Landlords must provide an EPA-approved disclosure and informational pamphlet to tenants renting any property built before 1978.
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The state page for fixed-term leases may have more detailed information on required disclosures.

Required Notice To End a Month-to-Month Rental in Wisconsin

Wisconsin lets both the landlord or tenant terminate a month-to-month lease with at least 28 days of advance notice. In general, any reason that isn’t landlord retaliation is a legal and valid grounds for ending a month-to-month lease.

Wisconsin requires written notice to end a month-to-month lease. There are specific requirements under state law to ensure notice is properly received by the person who is legally responsible in the situation. In general, registered or certified mail to the address of record is the safest way to deliver legal notice.

Required Notice To Raise the Rent on a Wisconsin Month-to-Month Lease

Wisconsin doesn’t have specific guidance on rental increases in a month-to-month context. State law implies at least 28 days of advance notice before a rental increase.

Eviction in Wisconsin Month-to-Month Rentals

Wisconsin tenants may face eviction for violating a month-to-month lease or remaining on the property after the notice period allowed by a valid termination. Evictions in Wisconsin typically take two to four months.

For more information on the eviction process in Wisconsin, click here.

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