On this page
- Make your lease
- What a residential lease should cover
- How to fill out the lease, step by step
- Fixed term or month to month?
- State rules that change your lease
- Lead-based paint disclosure for older homes
- Pets, assistance animals and fair housing
- Signing and storing the lease
- Addenda you may need
- Frequently asked questions
Make your lease
Fill in what you know (everything is optional). Blank fields print as lines to fill in by hand. Then print the lease or save it as a PDF.
Everything you type stays in your browser. Nothing is sent to us or stored. This template is a starting point, not legal advice: state and local law can require different terms or extra disclosures.
Residential Lease Agreement
1. Parties
This Residential Lease Agreement (the "Lease") is between ("Landlord") and ("Tenant"). If more than one person signs as Tenant, each of them is fully responsible for all of Tenant's obligations under this Lease.
2. Property
Landlord rents to Tenant the residence at (the "Property"), including (parking, storage, appliances or furniture included, if any).
3. Term
This Lease begins on and ends on . If Tenant stays after the end date with Landlord's written consent, the tenancy continues from month to month on the same terms unless the parties sign a new lease or the law where the Property is located provides otherwise.
4. Rent
Tenant will pay rent of per month, in advance, on or before the day of each month, by .
If this Lease starts on a day other than the rent due day, rent for the first partial month is , calculated by dividing the monthly rent by the number of days in that month and multiplying by the number of days Tenant has the Property.
5. Late charges and returned payments
If rent is not received in full within days after it is due, Tenant will pay a late charge of . Tenant will pay for any payment returned unpaid by the bank. No late charge or fee will be more than the law where the Property is located allows.
6. Security deposit
Tenant will pay a security deposit of before moving in. Landlord will hold, apply and return the deposit as required by the law where the Property is located. After Tenant moves out, Landlord will return the deposit, less any lawful deductions with a written itemized list, within the time that law requires. Tenant may not use the deposit as the last month's rent without Landlord's written consent.
7. Occupants and use
Only Tenant and these people may live at the Property: . Tenant will use the Property only as a private residence, follow all laws, and not disturb neighbors.
8. Utilities
Tenant will pay for these utilities and services: . Landlord will pay for all other utilities and services, if any, that serve the Property.
9. Pets
Pets allowed (describe, or write "none"): Pet deposit, if any: . This does not limit assistance animals that Landlord must allow under fair housing law.
10. Smoking
Smoking rules:
11. Maintenance and repairs
Tenant will keep the Property clean and safe, use appliances and fixtures properly, and promptly report any needed repairs to Landlord in writing. Landlord will make repairs the law requires. Tenant will pay for damage caused by Tenant, other occupants or guests, beyond normal wear and tear.
12. Alterations and locks
Tenant will not paint, make alterations, or add or change locks without Landlord's written consent.
13. Landlord entry
Landlord may enter the Property at reasonable times to inspect, make repairs or show it, after giving Tenant at least hours' notice, or any longer notice the law requires. Landlord may enter without notice in an emergency.
14. Subletting and assignment
Tenant will not sublet the Property or assign this Lease without Landlord's written consent.
15. Moving out
When this Lease ends, Tenant will leave the Property clean and in the same condition as at move-in except for normal wear and tear, return all keys, and give Landlord a forwarding address in writing.
16. Disclosures
Was the Property built before 1978? If yes, the federal lead-based paint disclosure, signed by both parties, is attached, and Tenant received the EPA pamphlet Protect Your Family From Lead in Your Home.
Other disclosures or addenda attached:
17. Notices
Notices to Landlord go to: . Notices to Tenant go to the Property address, or to any other address Tenant gives Landlord in writing.
18. Governing law and entire agreement
This Lease is governed by the law of , where the Property is located. If any part of this Lease is invalid or conflicts with that law, that part is limited to what the law allows and the rest of the Lease stays in effect. This Lease, with any attached addenda, is the entire agreement. Any change must be in writing and signed by Landlord and Tenant.
19. Additional terms
Signatures
What a residential lease should cover
Who, where and how long
Every landlord and adult tenant by name, the full address and unit, what is included, and the start and end dates or month-to-month terms.
Money
Rent, due date, how to pay, first-month proration, late charges, returned-payment fees and the security deposit.
Rules
Occupants, utilities, pets, smoking, repairs, alterations, entry, subletting and move-out condition.
Legal basics
Required disclosures, where notices go, governing law, what happens if a term is invalid, and signatures.
How to fill out the lease, step by step
- Name everyone. List every adult who will live there as a tenant so each one is responsible for the rent.
- Pick fixed term or month to month, and enter the dates. For month to month, enter the notice period your state requires (or more).
- Set the money terms. Rent, due day, payment method, deposit, and any late charge and grace period that your state allows. Work out a partial first month with the prorated rent calculator.
- Decide the rules: pets, smoking, utilities and entry notice.
- Attach disclosures. For housing built before 1978, attach the signed lead-based paint disclosure. Add any state or local disclosures.
- Review it against your state law, then sign, give the tenant a copy and keep one.
Fixed term or month to month?
Fixed term (often 12 months)
- Rent and terms are locked for the term.
- Predictable occupancy; you plan renewals ahead.
- Ending early usually needs the other side's agreement or a clause allowing it.
Month to month
- Renews each month until someone gives notice.
- Easier to change terms or end the tenancy, with the notice the law requires.
- Less certainty for both sides.
State rules that change your lease
Deposit limits, deposit return deadlines, late fee caps, entry notice and required disclosures vary by state and sometimes by city. A clause that breaks your state's rule is usually unenforceable, so check your state's landlord-tenant statute before you sign. A few examples, each from the statute itself:
| Rule | Examples from the law |
|---|---|
| Security deposit limit | New York: no deposit or advance may exceed one month's rent (General Obligations Law 7-108). |
| Returning the deposit | New York: within 14 days after the tenant moves out, with an itemized statement (GOL 7-108). Florida: within 15 days if you make no claim, or written notice of a claim within 30 days (Florida Statutes 83.49). |
| Late fees | New York: no late fee until rent is more than five days late, and no more than $50 or 5% of the monthly rent, whichever is less (Real Property Law 238-a). |
| Application and screening fees | New York: background and credit check fees are capped at the actual cost or $20, whichever is less (RPL 238-a). |
| Lead-based paint (every state) | Housing built before 1978: federal disclosure, Lead Warning Statement and EPA pamphlet before the lease is signed (EPA). |
Examples only. Rules vary by state and city and change over time; this template's late charge and deposit clauses defer to the law where the property is located.
Lead-based paint disclosure for older homes
If the home was built before 1978, the EPA says that before the tenant signs you must give them the pamphlet Protect Your Family From Lead in Your Home, disclose any known lead-based paint and hazards, provide available records and reports, and include a Lead Warning Statement in or attached to the lease. Keep a signed copy of the disclosures for three years after the lease begins.
The EPA lists exemptions, including leases of 100 days or less, zero-bedroom units such as efficiencies and lofts, and housing for the elderly or people with disabilities (the last two unless a child under six lives or is expected to live there).
Pets, assistance animals and fair housing
You can set a pet policy, but the lease should not be used to refuse an assistance animal that fair housing law requires you to allow; this template says so in the pet clause. The federal Fair Housing Act bars discrimination based on race, color, national origin, religion, sex, familial status and disability (HUD), and many states and cities add more protected characteristics.
Signing and storing the lease
Print two copies and sign both, or save the lease as a PDF and use an e-signature tool. Several landlord apps include e-signing: Stessa Manage includes 1 e-signature a month and Pro 7, Buildium charges $5 per document on Essential, and TurboTenant lists unlimited e-signatures. See all landlord software compared. Keep the signed lease, disclosures and move-in condition notes together for the whole tenancy.
Addenda you may need
- Lead-based paint disclosure (pre-1978 housing).
- Pet addendum with the animals, deposit and rules.
- Move-in condition checklist signed by both sides, to compare at move-out.
- Parking, storage or HOA rules, if they apply.
- Any disclosure your state or city requires.
Screening applicants first? Use the rental application template. Tracking payments after move-in? Use the rent ledger and the rent receipt generator.
Frequently asked questions
Is this lease agreement template free?
Yes. It runs in your browser, nothing you type is sent or stored, and you can print it or save it as a PDF from the print dialog.
What should a residential lease include?
The landlord and every adult tenant, the property address, the term, rent and due date, how rent is paid, late charges, the security deposit, occupants, utilities, pets, smoking, repairs, entry, subletting, move-out terms, required disclosures, governing law and signatures.
Is a lease template legally binding?
A lease signed by the landlord and tenant is generally a binding contract, but any term that conflicts with state or local law can be unenforceable. Check your state's rules, and consider a local attorney for anything unusual.
Do I need a lead-based paint disclosure?
Yes, for most housing built before 1978. The EPA requires the disclosure, a Lead Warning Statement and its pamphlet before the lease is signed, with exemptions such as leases of 100 days or less and zero-bedroom units.
How much security deposit can a landlord charge?
It depends on the state. New York, for example, limits deposits to one month's rent. Some states set no limit, so check your state's statute.
Can I charge a late fee?
Usually, if the lease says so and the fee is within your state's limits. New York, for example, bars late fees until rent is more than five days late and caps them at $50 or 5% of the monthly rent, whichever is less.
What is the difference between a lease and a rental agreement?
People often use the terms for the same thing. In practice, a lease usually means a fixed term, such as 12 months, while a rental agreement often means month to month. This template does both.
Should every adult sign the lease?
Yes. Each adult who lives in the unit should sign as a tenant so each is responsible for the rent and the rules. This template makes every tenant fully responsible for the whole rent.