General information, not legal advice. This template is a starting point. Laws differ by state and city, so have a licensed attorney review your final document before you use it.
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The short version
- Renting a house raises questions an apartment lease skips: yard care, snow, utilities in the tenant's name, HOA rules and the garage.
- Spell out who handles each outdoor and seasonal task.
- Require utilities to stay on through move-out to protect the house from freezing and other damage.
- Attach the lead disclosure for homes built before 1978, HOA rules and the move-in checklist.
What a single-family lease is
A single-family lease is a residential lease written for renting a whole house. A house comes with things an apartment does not: a yard, a driveway, a garage, gutters, sometimes a pool, and often an HOA. A tenant in a house also usually puts utilities in their own name. This template keeps the standard lease terms and adds clear answers to those house specific questions, so neither side has to guess who mows the lawn or clears the snow.
When to use it
Use it when you rent out a detached house, or a townhouse where the tenant has its own yard and utilities. For a unit in a building with shared areas, use the apartment lease. For a single room, use the room rental agreement.
How to use the template
- Fill in the parties, the address and what is and is not included.
- Set the term, rent, late charge and deposit, checking your state limits.
- List the utilities the tenant must put in their name.
- Assign each outdoor and seasonal task in section 7.
- Add HOA details, the pet policy and the smoking rule.
- Attach the required disclosures and the move-in checklist.
- Sign and give the tenant a full copy.
What to include
- Parties, occupants and guest limits.
- The home, parking and excluded areas.
- Term, rent, late charge and deposit.
- Utilities and who pays them.
- Yard, exterior and seasonal care.
- Maintenance duties on both sides.
- HOA rules, pets, smoking and use.
- Entry, insurance, subletting and disclosures.
- Default, early termination and move-out.
State rules to check
- Deposit limits and return deadlines.
- Late fee caps and grace periods.
- Entry notice periods.
- Required disclosures, such as lead paint, mold, radon or flood zone notices.
- Repair and habitability rules that limit which repairs you can assign to the tenant.
Common mistakes
- Silence on yard and snow, the most common house rental dispute.
- Letting utilities lapse between tenants or during a vacancy.
- Assigning major repairs to the tenant where the law does not allow it.
- Forgetting the HOA, which can fine the owner for a tenant’s conduct.
House leases in TenantLoop
In TenantLoop, the lease wizard sets the move-in date and rent, prorates the first month for you, and posts the charges to the tenant ledger. The lease goes out for e-signature through Dropbox Sign, and the signed copy stays attached to the lease.
What is in the template
A fixed-term lease written for a whole house: rent and deposit, utilities in the tenant's name, yard and snow care, appliances, HOA rules, pets, entry and move-out, with slots for the rules of the state where the house is located.
- Parties and occupants
- The home
- Term
- Rent
- Security deposit
- Utilities and services
- Yard, exterior and seasonal care
- Maintenance and repairs
- Homeowners association
- Pets
- Use, conduct and smoking
- Landlord entry
- Insurance
- Subletting and assignment
- Disclosures
- Default and ending the Lease
- Move-out
- Other terms
Read the whole single-family home lease agreement template
Get the file
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General template, not legal advice. Have an attorney in your state review before use.
Before you send it.
How is a single-family lease different from a standard residential lease?
The core terms are the same. A house lease adds the jobs a tenant often takes on for a whole home, such as lawn care, snow removal, gutters and filters, and covers utilities in the tenant's name and HOA rules.
Can I make the tenant responsible for repairs?
You can assign routine upkeep, like yard care and filters, but most states require the landlord to keep the home fit to live in, including major systems. Clauses that shift those duties to the tenant are often unenforceable.
What if the house is in an HOA?
Give the tenant a copy of the HOA rules and make following them part of the lease. Check the HOA's own rules on leasing too, since some limit rentals or require tenant registration.
Should I require renters insurance?
Many landlords do, especially for houses. Where the law allows, require a minimum amount of liability coverage and proof of the policy at move-in.