A residential lease sets the rules for a fixed-term rental, usually 6 or 12 months. A clear written lease prevents most landlord-tenant disputes about rent, deposits, repairs and move-out.
Free Residential Lease Agreement template
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Residential Lease Agreement
This Residential Lease Agreement ("Lease") is made between ____ ("Landlord") and ____ ("Tenant").
1. Property
Landlord rents to Tenant the residence at ____ (the "Property").
2. Term
The Lease begins on ____ and ends on ____. If Tenant stays after the end date with Landlord’s consent, the tenancy continues month to month under the same terms unless changed in writing.
3. Rent
Tenant will pay $____ per month, due on the ____ of each month. A late fee of ____ applies to late payments, to the extent permitted by law.
4. Security deposit
Tenant has paid a security deposit of $____. Landlord will return the deposit, less lawful deductions for unpaid rent and damage beyond normal wear and tear, within the time required by the law of ____, with an itemized list of any deductions.
5. Utilities
Tenant pays for: ____. Landlord pays all other utilities serving the Property.
6. Use and occupancy
The Property is for residential use by Tenant and the people listed above only. Tenant will follow all laws and reasonable building rules.
7. Pets
____.
8. Maintenance and repairs
Tenant will keep the Property clean and promptly report needed repairs. Landlord will make repairs needed to keep the Property safe and habitable as required by law. Tenant will pay for damage caused by Tenant or guests beyond normal wear and tear.
9. Entry
Landlord may enter the Property at reasonable times with advance notice as required by law, or immediately in an emergency.
10. Subletting
Tenant may not sublet or assign this Lease without Landlord’s written consent.
11. Ending the Lease
At the end of the Lease, Tenant will return all keys and leave the Property clean and in the same condition as at move-in, except normal wear and tear.
12. Governing law and entire agreement
This Lease is governed by the laws of ____. It is the entire agreement between the parties and may be changed only in writing signed by both. If any part is unenforceable, the rest remains in effect.
Landlord: __ Date: __
Tenant: __ Date: __
Tenant: __ Date: __
This free template is general information, not legal advice, and may not suit your state or situation. Some documents must be signed before witnesses or a notary. For anything important, have a lawyer review it.
When to use it
Use a fixed-term lease when you want both sides committed for a set period. For a flexible arrangement, use a month-to-month rental agreement instead.
What to check before you sign
- Deposit limits and return deadlines: many states cap deposits and set strict return deadlines.
- Late fees, some states limit the amount or grace period.
- Required disclosures, for example, the federal lead-based paint disclosure for homes built before 1978, plus any state or local disclosures.
- Local rules, some cities have rent stabilization or extra notice requirements.
How to sign
Every adult who will live in the property should sign. Give each tenant a signed copy, and do a move-in inspection with photos.
Frequently asked questions
Does a lease need to be notarized?
Usually not. Most residential leases only need the landlord’s and tenants’ signatures.
Can a landlord keep the whole deposit?
Only for lawful reasons such as unpaid rent or damage beyond normal wear and tear, and usually with an itemized list sent within a deadline set by state law.
Questions from readers
Question about the Residential Lease Agreement? Ask it here. We answer common questions in general terms on this page. This is not legal advice.
