Residential Lease Agreement Template
A fixed-term lease for a house, apartment or condo with rent, deposit, maintenance, entry, rules and default terms, plus slots for the rules of the state where the home is located.
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Free, no sign up. Fill it in by hand or edit the Word file.
General template, not legal advice. Have an attorney in your state review before use.
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.
Last reviewed
Before you use it
- A residential lease is the main contract between a landlord and a tenant for a fixed term, usually 6 or 12 months.
- State law sets the limits on deposits, late fees, entry notice and eviction notices, and it overrides any lease clause that conflicts with it.
- A clause that waives a tenant's legal rights is usually unenforceable and can weaken the rest of the lease.
- Have an attorney in your state review your final version, and attach every disclosure your state and city require.
How to fill it in
- Underlined spaces are blanks to fill in. The small label says what goes there.
- Shaded boxes mark rules that change by state. Look up the rule where the property is located.
- Delete clauses that do not apply, and add any disclosures your state or city requires.
General template, not legal advice. Have an attorney in your state review before use. Last reviewed October 29, 2026.
Residential Lease Agreement
This Residential Lease Agreement (the "Lease") is made on Date signed between the landlord and the tenant or tenants named below. The property is located in State, and the law of that state governs this Lease.
1. Parties
- Landlord or managing agent (legal name)
- Landlord mailing address for notices
- Landlord phone and email
- Tenant 1 full name
- Tenant 2 full name
- Tenant 3 full name
Each tenant who signs is jointly and severally responsible for every obligation in this Lease. That means the landlord may ask any one tenant for the full rent or the full cost of damage, not just a share.
2. Property
- Street address
- Unit number
- City, state and ZIP
- Parking space or garage
- Storage area
- Furniture and appliances included
3. Term
The Lease begins on Start date and ends at 11:59 p.m. on End date. If the tenant stays after the end date with the landlord's written consent and no new lease is signed, the tenancy continues month to month on the same terms, and either party may end it with the written notice required by state law.
4. Rent
Monthly rent is $Monthly rent, due in advance on the Due day day of each month. Rent for any partial first month is $Prorated first month rent. Rent is paid by Accepted payment methods to Payee or payment portal. Payment is made when the landlord receives it, not when it is sent.
A payment that is returned unpaid by the bank incurs a fee of $Returned payment fee, to the extent allowed by law. After two returned payments the landlord may require certified funds or electronic payment.
5. Late charges
If rent is not received by the end of the Grace period in days day grace period, the tenant owes a late charge of $Late charge. The parties agree this amount is a reasonable estimate of the landlord's costs from late payment and is not a penalty. A late charge never excuses late rent or waives the landlord's other remedies.
6. Security deposit
On signing, the tenant pays a security deposit of $Security deposit amount. The deposit is not prepaid rent and may not be used by the tenant as the last month's rent. The landlord holds it at Bank or account where held, if required.
After the tenant moves out and returns the keys, the landlord may deduct unpaid rent, the cost to repair damage beyond normal wear and tear, cleaning needed to return the home to its move-in condition, and other amounts the tenant owes under this Lease. The landlord will return the balance with an itemized list of deductions to the tenant's forwarding address within the time state law requires.
7. Other charges and fees
| Item | Amount | When due |
|---|---|---|
| Pet deposit or pet rent | ||
| Parking | ||
| Storage | ||
| Utility reimbursement | ||
| Other |
8. Utilities and services
The tenant arranges and pays for these utilities and services: Utilities paid by tenant. The landlord pays for: Utilities paid by landlord. The tenant keeps utilities the tenant pays for connected through the end of the Lease.
9. Occupants and guests
Only the tenants named above and these occupants may live in the home: Other occupants and their ages. A guest may stay up to Maximum guest stay in days days in any six month period. A guest who stays longer needs the landlord's written approval and may be asked to apply.
10. Use of the property
The home is for private residential use only. The tenant will not use it for any unlawful purpose, will not disturb neighbors, and will follow any house rules or community rules given in writing. A copy of current rules is attached if marked here: Rules attached: yes or no.
11. Pets
No animals are allowed without the landlord's written consent, except assistance animals that the tenant has a legal right to keep. Approved pets: Approved pets: type, breed, weight. The tenant is responsible for any damage, waste or noise caused by an animal.
12. Smoking
Smoking and vaping of any substance are Allowed or not allowed inside the home and Allowed or not allowed on balconies, patios and common areas.
13. Maintenance and repairs
The landlord keeps the structure, roof, plumbing, heating, electrical systems and supplied appliances in working order and makes repairs within a reasonable time after notice, as state law requires. The tenant keeps the home clean and sanitary, replaces light bulbs and batteries in smoke and carbon monoxide alarms, and promptly reports leaks, mold, pests and broken items in writing.
Repair requests go to How to request repairs: portal, email or phone. For emergencies such as flooding, gas smells, fire or no heat in freezing weather, the tenant calls Emergency phone and, where there is danger, emergency services first.
The tenant pays for repairs needed because of the tenant's, an occupant's, a guest's or a pet's misuse or negligence.
14. Alterations
The tenant will not paint, install fixtures, change locks, or make other alterations without written consent. Approved alterations stay with the home unless the landlord asks for them to be removed and the home restored.
15. Landlord entry
The landlord may enter at reasonable times to inspect, make repairs, or show the home to buyers, lenders or new tenants, after giving the advance notice state law requires. The landlord may enter without notice in an emergency or if the tenant has abandoned the home.
16. Subletting and assignment
The tenant may not sublet any part of the home, assign this Lease, or list the home for short-term stays without the landlord's prior written consent.
17. Insurance
The landlord's insurance does not cover the tenant's belongings or the tenant's liability. Renters insurance with at least $Minimum liability coverage in liability coverage is Required or recommended.
18. Default
If the tenant fails to pay rent when due or breaks another term of this Lease, the landlord may give the written notice required by state law and, if the problem is not fixed within the notice period, end the tenancy through the court process. The landlord will not remove the tenant, change the locks, or shut off utilities without a court order.
19. Moving out
At the end of the Lease the tenant returns all keys, fobs and remotes, removes all belongings, leaves the home clean, and gives the landlord a forwarding address in writing. The parties will try to inspect the home together before move-out.
20. Notices
Notices under this Lease are given in writing to the landlord at the address above and to the tenant at the property, or by email if both parties agree here: Email notices allowed: yes or no.
21. Disclosures
The landlord gives the tenant the following disclosures, which are attached or acknowledged below. Homes built before 1978 require the federal lead-based paint disclosure and pamphlet. Other disclosures may also be required where the home is located: check.
- Lead-based paint disclosure and pamphlet (homes built before 1978)
- Move-in condition checklist
- Community or house rules
- Mold, radon, flood or other state or local disclosures
- Name and address of the owner or agent authorized to receive notices
22. General terms
This Lease, with its attachments, is the whole agreement between the parties. Changes must be in writing and signed by both parties. If a court finds any part of this Lease unenforceable, the rest stays in effect. A party's delay in enforcing a term does not waive it. Electronic signatures count as originals.
23. Signatures
By signing, each party confirms they have read this Lease and received a copy.
General template, not legal advice. Have an attorney in your state review before use.
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