Free residential lease agreement (us) template
A fixed-term residential lease agreement for US landlords and tenants, covering rent, late fees, security deposit, utilities, pets, repairs, entry, renters insurance and the lead-based paint disclosure.
What's in this template
Residential lease agreement
[Starting point, not legal advice. Landlord-tenant law is set by each state and some cities, including limits on security deposits and late fees, deposit return deadlines, notice before entry and required disclosures. Check your state's rules, or have a local attorney review this lease, before you sign. Delete this note before use.]
This Residential Lease Agreement (the "Lease") is made on [Month DD, YYYY] between [Landlord full name or company] (the "Landlord") and [Tenant full name(s)] (the "Tenant"). Each tenant who signs is jointly and severally responsible for all obligations under this Lease.
1. Property
The Landlord leases to the Tenant the residential property at [street address, unit, city, state, ZIP] (the "Property"), including [one assigned parking space, storage unit and the appliances listed in Section 18].
2. Term
The Lease begins on [Month DD, YYYY] and ends on [Month DD, YYYY]. If the Tenant stays after the end date with the Landlord's consent and no new lease is signed, the tenancy continues month to month on the same terms, and either party may end it with [30] days' written notice.
3. Rent
- Monthly rent: $[1,850.00], due in advance on the [1st] day of each month
- Payment method: [online portal / bank transfer / check payable to Landlord name]
- First month's rent: prorated to $[amount] if the Lease begins mid-month
- Returned payments: a fee of $[25] applies to any dishonored check or reversed payment, as permitted by law
4. Late fee
Rent not received by the end of the [5th] day of the month is late, and a late fee of $[50] is due. The late fee will not exceed the amount allowed by state law.
5. Security deposit
The Tenant has paid a security deposit of $[1,850.00]. The Landlord will hold it as required by state law and, within the period the law requires after the Tenant moves out, return it with an itemized list of any deductions for unpaid rent, unpaid charges or damage beyond normal wear and tear. The deposit may not be used by the Tenant as the last month's rent.
6. Utilities and services
- Tenant pays: [electricity, gas, internet, cable]
- Landlord pays: [water, sewer, trash collection, landscaping]
7. Occupants
Only the Tenant and the following people may live at the Property: [names of other occupants, including minors]. Guests may stay no more than [14] days in any six-month period without the Landlord's written consent.
8. Pets
[No pets are allowed without the Landlord's written consent. / The Tenant may keep: one dog under 40 lbs, with a pet deposit of $[300] and pet rent of $[35] a month.] Service and assistance animals are not pets and are allowed as required by fair housing law.
9. Use and conduct
The Tenant will use the Property only as a private residence, will follow all laws and any building or homeowners association rules, and will not disturb neighbors. [Smoking and vaping are not allowed anywhere on the Property.]
10. Maintenance and repairs
The Landlord will keep the Property fit to live in and make necessary repairs within a reasonable time after notice. The Tenant will keep the Property clean, replace light bulbs and HVAC filters, test smoke and carbon monoxide detectors monthly, and promptly report in writing any leak, damage or needed repair. The Tenant will pay for damage caused by the Tenant, occupants or guests, other than normal wear and tear.
11. Alterations
The Tenant will not paint, change locks, install fixtures or make other alterations without the Landlord's written consent.
12. Landlord's entry
The Landlord may enter the Property at reasonable times to inspect, make repairs or show it to prospective tenants or buyers, after giving at least [24 hours'] notice, or the longer notice state law requires. The Landlord may enter without notice in an emergency.
13. Subletting and assignment
The Tenant will not sublet the Property or assign this Lease without the Landlord's written consent.
14. Renters insurance
The Tenant [must / is encouraged to] carry renters insurance with at least $[100,000] of liability coverage for the whole term. The Landlord's insurance does not cover the Tenant's belongings.
15. Ending the Lease and moving out
The Tenant will give at least [30] days' written notice before moving out at the end of the term. On moving out, the Tenant will return all keys and leave the Property clean and in the same condition as at move-in, normal wear and tear excepted. [Early termination: the Tenant may end the Lease early by giving [60] days' notice and paying an early termination fee of $[amount], unless state law provides otherwise.]
16. Default
If the Tenant fails to pay rent or breaks another term of this Lease, the Landlord may end the tenancy and seek possession only as allowed by state law, after giving any notice the law requires.
17. Disclosures
- Lead-based paint: [For housing built before 1978, federal law requires the Landlord to give the Tenant the EPA pamphlet "Protect Your Family From Lead in Your Home" and a signed lead-based paint disclosure, attached as Addendum A. Delete if the Property was built in 1978 or later.]
- Other state or local disclosures: [e.g. mold, bed bugs, flood zone, smoke detectors, shared utility meters]
18. Included appliances and furnishings
[Refrigerator, range, dishwasher, microwave, washer and dryer, window coverings]
19. General terms
This Lease is governed by the laws of the State of [State]. If any part of it is found unenforceable, the rest remains in effect. This Lease and its addenda are the entire agreement between the parties, and any change must be in writing and signed by both. Notices must be in writing and delivered to the addresses below or by email to [email addresses].
Signatures
Landlord: ____________________ Date: __________
[Landlord name] · [Address for notices] · [Phone] · [Email]
Tenant: ____________________ Date: __________
[Tenant name] · [Phone] · [Email]
Tenant: ____________________ Date: __________
[Second tenant name, if any]
Find it in: Residential lease agreement template