Single-Family Home Lease Agreement 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.

Use this template

Download PDF Download Word (DOCX)

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 October 29, 2026

Before you use it

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.

Read the full guide to this form

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.

Single-Family Home Lease Agreement

This Lease is made on Date signed between the landlord and the tenants named below for the rental of the single-family home described in section 2. The home is located in State, and the law of that state governs this Lease. Where this Lease conflicts with that law, the law controls.

1. Parties and occupants

Landlord or managing agent (legal name)
Landlord address for notices
Landlord phone and email
Tenant 1 full name
Tenant 2 full name
Other occupants (names and ages of minors)

Each tenant is jointly and severally responsible for all obligations under this Lease. Only the tenants and occupants listed may live in the home. A guest who stays more than Number of nights nights in any Number of days day period needs the landlord's written consent.

2. The home

Street address
City, state and ZIP
Garage, driveway and parking
Sheds, outbuildings or areas excluded from the rental
Appliances included
Furniture or other items included

3. Term

The Lease starts 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 becomes month to month on these terms and either party may end it with the notice state law requires.

4. Rent

Rent is $Monthly rent per month, due in advance on the Due day day of each month. Rent for a partial first month is $Prorated first month rent. Rent is paid by Accepted payment methods to Payee or payment portal. A returned payment incurs a fee of $Returned payment fee where allowed by law.

If rent is not received by the end of a Grace period in days day grace period, the tenant owes a late charge of $Late charge.

Late fee limits: Check the rule in your state

5. Security deposit

The tenant pays a security deposit of $Deposit amount on or before signing. It is not rent and may not be used for the last month without the landlord's written consent. After the tenant moves out and returns the keys, the landlord will return the deposit, minus lawful deductions listed in an itemized statement, within the time state law requires.

Deposit limit: Check the rule in your state

Return deadline: Check the rule in your state

6. Utilities and services

The tenant will put these utilities in the tenant's own name from the start date and keep them on until move-out: Utilities in tenant's name, such as electricity, gas, water, trash, internet. The landlord pays: Utilities landlord pays, or none. The tenant may not let heat, water or electricity be shut off, because frozen pipes and other damage can follow.

7. Yard, exterior and seasonal care

Lawn mowing, watering and weeding: Tenant or landlord
Tree trimming and removal: landlord, unless damage is caused by the tenant
Snow and ice removal from walks and driveway: Tenant or landlord
Gutter cleaning: Tenant or landlord
Pool or hot tub care: Tenant, landlord or not applicable
Replacing HVAC filters every Number of months months: tenant, with filters supplied by Tenant or landlord

8. Maintenance and repairs

The landlord will keep the structure, roof, plumbing, heating, electrical systems and included appliances in good working order, as required by law. The tenant will keep the home clean and safe, use systems properly, test smoke and carbon monoxide alarms monthly, replace batteries and light bulbs, and promptly report leaks, mold, pests or anything that is not working. The tenant pays for damage caused by the tenant, occupants, guests or pets, beyond normal wear and tear.

The tenant may make small repairs costing up to $Repair limit only with the landlord's approval. No alterations, painting, lock changes or installations without written consent.

Repair rights and remedies: Check the rule in your state

9. Homeowners association

If the home is in a homeowners association, the tenant will follow the association's rules, a copy of which has been given to the tenant. The tenant pays any fine caused by the tenant's conduct. Association dues remain the landlord's responsibility. HOA name and contact: HOA name and contact, or not applicable.

10. Pets

No pets without the landlord's written consent. Approved pets: Type, breed, weight and name, or none. Pet deposit $Pet deposit and pet rent $Monthly pet rent, where allowed by law. Service and support animals are not pets and are handled under fair housing law.

11. Use, conduct and smoking

The home is for residential use only. The tenant will not disturb neighbors, break the law on the property, or store hazardous materials. Smoking or vaping Is or is not allowed inside the home. Vehicles must be in working order and parked only in the driveway, garage or legal street spaces. No business that brings customers to the home without consent.

12. Landlord entry

The landlord may enter at reasonable times to inspect, make repairs or show the home, after giving the notice state law requires. In an emergency the landlord may enter without notice.

Notice before entry: Check the rule in your state

13. Insurance

The landlord's insurance does not cover the tenant's belongings or the tenant's liability. The tenant Must carry renters insurance with liability coverage of at least $ amount, or is encouraged to carry renters insurance.

14. Subletting and assignment

The tenant may not sublet the home, rent any part of it for short stays, or assign this Lease without the landlord's written consent, except where state law gives the tenant that right.

15. Disclosures

The tenant acknowledges receiving these disclosures and attachments: List, such as lead-based paint disclosure for homes built before 1978, move-in condition checklist, HOA rules, mold or radon notices.

Disclosures required in this state: Check the rule in your state

16. Default and ending the Lease

If the tenant fails to pay rent or breaks another term of this Lease, the landlord may give the notice required by state law and, if the problem is not fixed, end the tenancy through the courts. The landlord will never lock out the tenant, remove belongings or shut off utilities to force a move.

Early termination: the tenant may end this Lease early by giving Number of days days of written notice and paying Early termination fee or months of rent, or rent until the home is re-rented. Military members and survivors of domestic violence may have rights to end the Lease early under federal and state law.

17. Move-out

At the end of the tenancy the tenant will remove all belongings, clean the home, leave the yard in the condition it was received, return all keys and remotes, and give a forwarding address in writing. Both parties will compare the home with the move-in condition checklist.

18. Other terms

Notices must be in writing and delivered to the addresses above, or by email if both parties agree. If any part of this Lease is invalid, the rest stays in effect. This Lease, with its attachments, is the whole agreement and may be changed only in writing signed by both parties. Additional terms: Additional terms, or none.

Landlord or agent signaturePrinted nameDate

Tenant signaturePrinted nameDate

General template, not legal advice. Have an attorney in your state review before use.

More free templates.

All resources

Ready to run it for real? Start the 14-day free trial or book a demo.