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Room Rental 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 private room described as in the residence at (the "Property"), with shared use of . Tenant may not use other private rooms in the residence. Furniture or items included in the room: .
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. Shared areas and house rules
Tenant will keep shared areas clean and free of personal belongings after use, and respect the privacy of other occupants. Quiet hours: . Overnight guests may stay no more than nights a month without Landlord's written consent. Any written house rules signed by Tenant are part of this Lease.
10. 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.
11. Smoking
Smoking rules:
12. 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.
13. Alterations and locks
Tenant will not paint, make alterations, or add or change locks without Landlord's written consent.
14. 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.
15. Subletting and assignment
Tenant will not sublet the Property or assign this Lease without Landlord's written consent.
16. 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.
17. 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:
18. Notices
Notices to Landlord go to: . Notices to Tenant go to the Property address, or to any other address Tenant gives Landlord in writing.
19. 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.
20. Additional terms
Signatures
What a room rental agreement adds
Renting one room in a shared home is still a residential tenancy, but the agreement has to deal with space you share. On top of a normal lease, this one names the private room, lists the shared areas, and adds a house-rules section for quiet hours and overnight guests.
| Clause | What to settle |
|---|---|
| The room | Which room is the tenant's, and that other private rooms are off limits |
| Shared areas | Kitchen, bathroom, living room, laundry: what the tenant may use |
| House rules | Quiet hours, guest limits, cleaning shared areas |
| Utilities | Who pays what; for a shared meter, a fixed amount is simplest |
| Notice to end | Month to month, use your state's notice period; see below |
Renting a room in your own home: the federal fair housing exemption
The federal Fair Housing Act has an exemption that matters to owners who rent rooms where they live. Under 42 U.S.C. 3603(b)(2), its main rules in section 3604 do not apply to "rooms or units in dwellings containing living quarters occupied or intended to be occupied by no more than four families" living independently, if the owner lives in one of them (42 U.S.C. 3603).
The exemption does not cover advertising: the statute keeps section 3604(c), the rule against discriminatory ads and notices, in force. Word your listing around the room and the house rules, not the kind of person you want. This is the federal rule only; state and city fair housing laws can differ, so check yours.
Ending a room rental
Most room rentals run month to month. The notice to end one is set by state law; see month-to-month notice periods by state and the notice to vacate template.
Allowing a pet? Add the pet addendum.
Frequently asked questions
What should a room rental agreement include?
The room being rented, the shared areas the tenant may use, rent and due date, deposit, utilities, house rules such as quiet hours and guests, the notice to end the agreement, and signatures.
Does the Fair Housing Act apply when I rent a room in my home?
The federal Act's main rules do not apply to rooms or units in a dwelling with no more than four families living independently if the owner lives in one of them (42 U.S.C. 3603(b)(2)). The rule against discriminatory advertising still applies, and state or city laws may differ.
Is a room rental agreement different from a roommate agreement?
Yes. A room rental agreement is between the landlord and the tenant. A roommate agreement is between tenants who share a place, about splitting rent and chores.