Standard Residential
Lease Agreement
A standard residential lease agreement sets a fixed rental term, usually 12 months. It puts the rent, deposit, responsibilities and house rules in writing so the landlord and tenant know what to expect before move-in.
Create a leaseResidential lease agreement
LandlordandTenant
Sample document layout
- Property address & unit
- City, state & ZIP
- Lease start date
- Lease end date
- Monthly rent
- Security deposit
1. Parties and premises
2. Lease term
3. Rent and payments
Lease Agreements by State
- Alabama
- Alaska
- Arizona
- Arkansas
- California
- Colorado
- Connecticut
- Delaware
- Florida
- Georgia
- Hawaii
- Idaho
- Illinois
- Indiana
- Iowa
- Kansas
- Kentucky
- Louisiana
- Maine
- Maryland
- Massachusetts
- Michigan
- Minnesota
- Mississippi
- Missouri
- Montana
- Nebraska
- Nevada
- New Hampshire
- New Jersey
- New Mexico
- New York
- North Carolina
- North Dakota
- Ohio
- Oklahoma
- Oregon
- Pennsylvania
- Rhode Island
- South Carolina
- South Dakota
- Tennessee
- Texas
- Utah
- Vermont
- Virginia
- Washington
- Washington, D.C.
- West Virginia
- Wisconsin
- Wyoming
How to Create a Residential Lease in 12 Steps
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1. Name the people and the property
List the landlord, every tenant signing the agreement, and the full rental address, including the unit, city, state and ZIP.
Before you sign: Match names and the unit to your rental records.
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2. Attach the required disclosures
Check the property's age, location and condition for required disclosures. Federal lead disclosure requirements apply to most housing built before 1978; review the requirements and exemptions.
Before you sign: Provide applicable disclosures before the lease is signed. EPA disclosure rules.
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3. Write down rent and payment terms
Specify the monthly rent, due date and accepted payment methods. Review your state's rules before adding a grace period, late fee or returned-payment charge.
Before you sign: Check the state rules below before setting fees.
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4. Explain the security deposit
State the deposit amount and describe how it will be held and returned. Check applicable limits, deadlines and any interest or separate-account requirements.
Before you sign: Document the home's condition at move-in.
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5. Make repair responsibilities clear
Describe how tenants report problems and who handles routine upkeep. Check local requirements for repairs, emergencies and landlord entry.
Before you sign: Include a maintenance contact and reporting method.
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6. Record the pet policy
Write down permitted pets and any lawful rent, deposit or fees. Handle disability-related accommodation requests separately under applicable fair housing requirements.
Before you sign: Review current assistance-animal requirements. HUD guidance.
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7. Agree on the house rules
Cover smoking, parking, guests, noise and changes to the home. Attach any relevant building rules so tenants can read them before signing.
Before you sign: Keep the lease and attached rules consistent.
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8. Assign utilities and services
Identify who pays for electricity, gas, water, sewer, trash and any shared services. Explain any lawful allocation of shared costs.
Before you sign: Give every utility a responsible party.
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9. Plan for renewal and move-out
Explain what happens at the end of the term, whether it can become month-to-month, and how notices are delivered. Check legal protections and local rules before adding early-termination terms.
Before you sign: Confirm notice requirements for the property's location.
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10. Review the remaining provisions
Address subletting, insurance, notices and changes to the agreement where relevant. Have unfamiliar provisions checked for the property's location before including them.
Before you sign: A lease provision should not conflict with applicable law.
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11. Review the complete agreement
Read the lease and every addendum together. Check amounts, dates, names and local requirements, and ask an attorney about terms you are unsure of.
Before you sign: Resolve conflicting or missing terms before sending.
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12. Sign and keep the final copy
Confirm the required signers and any applicable signature formalities. Give the parties the completed agreement and keep its attachments with the signed copy.
Before you sign: Save the final signed version with the rental records.
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Residential Lease in Rentari
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Preview a TexasResidential Lease Agreement
Create Your Standard
Residential Lease Agreement
Start with the lease for your state, add the rental details, and review the terms and disclosures before signing.
Create a leaseBrowse all state templatesDeposit and late fee rules by state
| State | Deposit limit | Refund deadline | Late fee |
|---|---|---|---|
| Alabama | 1 month's rent except for pets, changes to the premises or added liability risks Ala. Code § 35-9A-201(a) | 60 days after the tenancy ends and possession is delivered; double the deposit if missed Ala. Code § 35-9A-201(b), (f) | No state rule the Act sets no grace period before a late fee Ala. Code §§ 35-9A-101 to 35-9A-603 |
| Alaska | 2 months' rent prepaid rent and deposit together; no limit when rent is over $2,000 a month AS 34.03.070(a) | 14 or 30 days 14 when proper notice was given and nothing is deducted for damage, otherwise 30; units renting for more than $2,000 a month are outside the deposit section AS 34.03.070(g) AS 34.03.070(a) | No state rule AS 34.03 sets no grace period or late-fee limit AS 34.03.010 to 34.03.380 |
| Arizona | 1.5 months' rent including prepaid rent A.R.S. § 33-1321(A) | 14 business days after move-out, return of possession and the tenant's request A.R.S. § 33-1321(D) | None set no state grace period or fee cap; the fee must be in a written lease A.R.S. § 33-1368(B) |
| Arkansas | See guidance two months in the Attorney General overview; Code coverage not verified Arkansas Attorney General: deposit guidance Ark. Code Ann. § 18-17-501 | 60 days after the tenancy ends and possession is delivered Ark. Code Ann. § 18-16-305 | None set the landlord-tenant act sets no grace period or cap Ark. Code Ann. § 18-17-301(10) Ark. Code Ann. § 18-17-401(b) |
| California | 1 month's rent on top of the first month's rent; 2 months for a qualifying small landlord, never from a service member Cal. Civ. Code § 1950.5(c)(1), (c)(5) | 21 days calendar days after the tenant moves out, with an itemized statement Cal. Civ. Code § 1950.5(h)(1) | None set no state grace period or percentage; a late fee must be an agreed damages amount Cal. Civ. Code § 1671(d) |
| Colorado | 2 months' rent two monthly rent payments C.R.S. § 38-12-102.5(1) | 30 days or up to 60 if the lease says so C.R.S. § 38-12-103(1)(a) | 7 days calendar days late C.R.S. § 38-12-105(1)(a) |
| Connecticut | 2 months' rent 1 month for a tenant 62 or older Conn. Gen. Stat. § 47a-21(b) | 21 days or 15 days after a written forwarding address, whichever is later Conn. Gen. Stat. § 47a-21(d)(2) | 9 days 4 days for a weekly tenancy Conn. Gen. Stat. § 47a-15a(a) |
| Delaware | 1 month's rent for a lease of a year or more; furnished units exempt 25 Del. C. § 5514(a) | 20 days after the lease ends, with an itemized list 25 Del. C. § 5514(e), (f) | 5 days of the due date 25 Del. C. § 5501(d) |
| Florida | No limit Florida sets no maximum Fla. Stat. ch. 83, part II Fla. Stat. § 83.49 | 15 days after the rental agreement ends Fla. Stat. § 83.49(3)(a) | None set Part II sets no grace period or late fee cap Fla. Stat. ch. 83, part II |
| Georgia | 2 months' rent pet deposits count toward it O.C.G.A. § 44-7-30.1 | 30 days after you obtain possession of the home O.C.G.A. § 44-7-34(a) | None found no grace period in the sections read; the full Code could not be read O.C.G.A. Title 44, Chapter 7, General Assembly site |
| Hawaii | 1 month's rent plus an agreed pet deposit of up to 1 more month HRS § 521-44(b) | 14 days after the rental agreement ends, with a written, itemized notice for anything kept HRS § 521-44(c) | No state rule chapter 521 sets no grace period before a late charge HRS § 521-21(f) |
| Idaho | No limit Idaho sets no maximum Idaho Code § 6-321 | 21 days after surrender, or the time the lease fixes, never over 30 days Idaho Code § 6-321(2) | Must be reasonable no set cap or grace period; a fee not in a written agreement needs 30 days' written notice Idaho Code § 55-305 |
| Illinois | None for homes no statewide cap for apartments and houses; a mobile home park of 5 or more homes may take no more than one month's rent 765 ILCS 710 765 ILCS 715 765 ILCS 705 765 ILCS 745/12 | 30 or 45 days 30 days to send an itemized statement with receipts; 45 days to refund in full if you send none 765 ILCS 710/1(a) | None for homes no statewide statute sets a grace period or caps the fee for apartments and houses; a mobile home park of 5 or more homes must allow 5 days 765 ILCS 705 735 ILCS 5, Article IX 765 ILCS 745/12 |
| Indiana | No limit Indiana sets no maximum Ind. Code §§ 32-31-3-9 to 32-31-3-19 | 45 days after the lease ends and you get possession back Ind. Code § 32-31-3-12 Ind. Code § 32-31-3-14 | No state rule the landlord-tenant law sets no late fee cap or grace period Ind. Code art. 32-31 Ind. Code § 32-31-1-20(c) |
| Iowa | 2 months' rent security deposit; Rentari also counts a refundable pet deposit toward the limit Iowa Code § 562A.12(1) | 30 days after the tenancy ends and you get the tenant's address Iowa Code § 562A.12(3) | No state grace period chapters 562A, 562 and 648 set none Iowa Code ch. 562A |
| Kansas | 1 month unfurnished; 1 1/2 months furnished, plus up to 1/2 month where pets are permitted K.S.A. 58-2550(a) | 30 days at most balance due 14 days after deductions are determined, never later than 30 days after the tenancy ends, possession is delivered and the tenant demands it K.S.A. 58-2550(b) | None set no Kansas statute sets a grace period or a late fee limit K.S.A. 58-2540 to 58-2573 |
| Kentucky | No limit set no section of KRS chapter 383 caps the amount KRS chapter 383 KRS 383.580 | None set no section of KRS chapter 383 sets one, so the lease does KRS chapter 383 KRS 383.580 | None set no section of KRS chapter 383 sets a late fee or grace period KRS chapter 383 |
| Louisiana | No state limit Louisiana sets no maximum La. R.S. 9:3251 to 9:3254 | 1 month after the lease ends; a statement of amounts kept may follow up to 15 days later La. R.S. 9:3251 | None set no state cap or grace period, so the lease sets them La. Civ. Code arts. 2668 to 2729 |
| Maine | 2 months' rent deposit and any surety bond together 14 M.R.S. § 6032 14 M.R.S. § 6039(3) | 30 days or less if the lease says so; 21 days for a tenancy at will 14 M.R.S. § 6033(2) | 15 days no late penalty until rent is 15 days overdue 14 M.R.S. § 6028(1) |
| Maryland | 1 month's rent per unit; up to 2 months in one utility assistance case Md. Code, Real Prop. § 8-203(b) | 45 days after the tenancy ends, with interest Md. Code, Real Prop. § 8-203(e)(1) | No state grace period the lease sets when rent is late Md. Code, Real Prop. § 8-208(d)(3) |
| Massachusetts | 1 month's rent and first and last month's rent, a key and lock, nothing else at move-in Mass. G.L. c. 186, § 15B(1)(b) | 30 days after the tenancy ends, with a sworn list for any damage Mass. G.L. c. 186, § 15B(4) | 30 days after the rent was due Mass. G.L. c. 186, § 15B(1)(c) |
| Michigan | 1.5 months of rent, including required prepaid rent MCL 554.602 | 30 days after the tenant moves out; to keep a disputed amount, sue within 45 days and obtain a judgment, unless a statutory exception applies MCL 554.609 MCL 554.613 | None set the landlord-tenant statutes set no grace period or cap MCL 554.631 to 554.641 MCL 554.601 to 554.616 |
| Minnesota | No limit Minnesota sets no maximum Minn. Stat. § 504B.178, subd. 1 | 3 weeks after the tenancy ends and you have the tenant's mailing address Minn. Stat. § 504B.178, subd. 3 | None set the written agreement says when the fee applies Minn. Stat. § 504B.177(a) |
| Mississippi | None in the Act the deposit section sets no maximum Miss. Code Ann. § 89-8-21 (reprinted in 2024 HB 1580, not enacted) | 45 days after the tenancy ends, possession is delivered and the tenant demands it Miss. Code Ann. § 89-8-21(3) (reprinted in 2024 HB 1580, not enacted) | None in the Act no cap either; a late fee the lease requires is rent Miss. Code Ann. § 89-8-7(1)(k) |
| Missouri | 2 months' rent a pet deposit is not counted Mo. Rev. Stat. § 535.300.1 | 30 days after the tenancy terminates Mo. Rev. Stat. § 535.300.3 | No state rule no late fee cap or grace period in the landlord and tenant chapters Mo. Rev. Stat. chapter 441 Mo. Rev. Stat. chapter 534 Mo. Rev. Stat. chapter 535 |
| Montana | No limit Montana sets no maximum MCA 70-25-101 to 70-25-206 | 30 days after the tenancy ends or surrender and acceptance, whichever is first; 10 days if nothing is owed MCA 70-25-202 | None set Montana sets no late fee limit or grace period MCA Title 70, chapter 24 MCA 70-25-101 to 70-25-206 |
| Nebraska | 1 month's rent plus a pet deposit of up to one-fourth of a month's rent when appropriate; no added deposit for a service animal Neb. Rev. Stat. § 76-1416(1) Neb. Rev. Stat. § 20-131.04 | 14 days after the tenancy terminates, with a written itemization Neb. Rev. Stat. § 76-1416(2) | None set the Act sets no grace period and no late fee limit Neb. Rev. Stat. §§ 76-1401 to 76-1449 |
| Nevada | 3 months' rent deposit, surety bond and last month's rent combined NRS 118A.242(1) | 30 days after the tenancy ends, with an itemized accounting NRS 118A.242(4) | 3 calendar days past the due date, in any tenancy longer than week to week NRS 118A.210(4)(a) |
| New Hampshire | 1 month's rent or $100, whichever is greater RSA 540-A:6, I(a) | 30 days after the tenancy ends, with interest due RSA 540-A:7, I | Without a different agreement, a tenancy is at will and rent is payable on demand. New Hampshire's landlord and tenant chapters set no limit on late fees and no grace period, so any late fee comes from the lease. RSA 540:1 RSA ch. 540 RSA ch. 540-A |
| New Jersey | 1.5 months' rent yearly increases capped at 10 percent of the deposit N.J.S.A. 46:8-21.2 | 30 days after the lease ends, with interest and an itemized list N.J.S.A. 46:8-21.1 | 5 business days only for listed pension and benefit recipients, rent due on the 1st N.J.S.A. 2A:42-6.1 N.J.S.A. 2A:42-6.3 |
| New Mexico | 1 month's rent on a rental agreement of less than one year; an annual agreement may take more, with yearly interest NMSA 1978 § 47-8-18(A) | 30 days after the agreement ends or the tenant leaves, whichever is later NMSA 1978 § 47-8-18(C) | None set the Act sets no waiting period before a late fee NMSA 1978 §§ 47-8-1 to 47-8-52 |
| New York | 1 month's rent includes any advance, such as last month's rent N.Y. Gen. Oblig. Law § 7-108(1-a)(a) | 14 days after the tenant vacates, with an itemized statement N.Y. Gen. Oblig. Law § 7-108(1-a)(e) | 5 days only if rent has not been paid within five days of the due date N.Y. Real Prop. Law § 238-a(2) |
| North Carolina | 2 months' rent for a term longer than month to month; 1.5 months month to month, 2 weeks week to week N.C. Gen. Stat. § 42-51(b) | 30 days after the tenancy ends and you get possession back; final accounting by 60 days if needed N.C. Gen. Stat. § 42-52 | 5 days no late fee until rent is five calendar days or more late N.C. Gen. Stat. § 42-46(a) |
| North Dakota | 1 month's rent two months for a felony conviction or a prior rental judgment N.D.C.C. § 47-16-07.1(1) | 30 days after the lease ends and the tenant delivers possession N.D.C.C. § 47-16-07.1 | No state rule chapters 47-16 and 47-32 require no grace period N.D.C.C. ch. 47-16 N.D.C.C. ch. 47-32 |
| Ohio | No limit chapter 5321 sets no maximum Ohio Rev. Code ch. 5321 Ohio Rev. Code § 5321.16 | 30 days after the rental agreement ends and the tenant delivers possession Ohio Rev. Code § 5321.16(B) | No section of chapter 5321 sets a late-fee amount, cap or grace period, so the late fee is what the rental agreement says. A lease may include any rent term that is not inconsistent with chapter 5321 or other law. If a court finds a lease term was unconscionable when it was made, it may refuse to enforce the lease, enforce the rest of the lease without that term, or limit the term, after giving the parties a reasonable opportunity to present evidence. Ohio Rev. Code ch. 5321 Ohio Rev. Code § 5321.06 Ohio Rev. Code § 5321.14 |
| Oklahoma | No limit The Act sets no maximum 41 O.S. § 115 | 45 days After the tenancy ends, possession is delivered and the tenant demands it in writing 41 O.S. § 115(B) | Not set by the Act The Act sets no late fee amount or grace period 41 O.S. §§ 101 to 136 |
| Oregon | No limit state law sets no maximum; Portland does ORS 90.300 | 31 days after the tenancy ends and the tenant delivers possession ORS 90.300(12) ORS 90.300(13) | Day 4 of the rental period, and the written agreement sets the charge ORS 90.260(1) |
| Pennsylvania | 2 months of rent in the first year; 1 month from the second year 68 P.S. § 250.511a(a), (b) | 30 days after the lease ends or the home is surrendered and accepted, whichever is first 68 P.S. § 250.512(a) | No state rule no statutory grace period or late fee cap Landlord and Tenant Act of 1951 |
| Rhode Island | 1 month's rent a separate furniture deposit is allowed only for furniture worth $5,000 or more R.I. Gen. Laws § 34-18-19(a), (e) | 20 days after the tenancy ends, possession is returned or a forwarding address is given, whichever is last R.I. Gen. Laws § 34-18-19(b) | Rent is due at the time and place the parties agree, without demand. Chapter 34-18 sets no late fee amount and no grace period. Any fee beyond the rent must be disclosed in the same section of the lease as the rent, with a statement that additional fees may apply, and a landlord may not charge a convenience fee on a rent payment unless it also accepts a way to pay that carries no such fee. R.I. Gen. Laws § 34-18-15 R.I. Gen. Laws § 34-18-61 R.I. Gen. Laws ch. 34-18 |
| South Carolina | No limit South Carolina sets no maximum S.C. Code Ann. §§ 27-40-10 to 27-40-940 | 30 days after the tenancy ends and possession is returned, or the tenant demands, whichever is later S.C. Code Ann. § 27-40-410 (a) | None set the Act sets no grace period or late fee cap S.C. Code Ann. §§ 27-40-10 to 27-40-940 |
| South Dakota | 1 month's rent more only by agreement where special conditions endanger the premises SDCL § 43-32-6.1 | 21 days after the tenancy ends and you have the tenant's mailing address SDCL § 43-32-24 | The landlord and tenant chapter sets no limit on late fees and no grace period. A late fee is a matter of the lease, so state the amount and when it applies in writing. SDCL ch. 43-32 |
| Tennessee | Not verified the governing section is published only through LexisNexis; not read Tenn. Code Ann. § 66-28-301 (not read) | Not verified the governing section is published only through LexisNexis; not read Tenn. Code Ann. § 66-28-301 (not read) | 5 days where the Act applies; due date counts as day one; see the Sunday and legal-holiday extension Tennessee Legislature Code access: T.C.A. 66-28-201(d) |
| Texas | No limit Texas sets no maximum Tex. Prop. Code §§ 92.101 to 92.113 | 30 days after the tenant surrenders the home Tex. Prop. Code § 92.103 | 2 full days of unpaid rent past the due date Tex. Prop. Code § 92.019 |
| Utah | No limit Utah sets no maximum Utah Code ch. 57-17 | 30 days after the tenant vacates and returns possession Utah Code § 57-17-3(2) | A late fee may not exceed the greater of 10 percent of the rent in the rental agreement or $75. You also may not charge any fee, fine, assessment, interest or other cost that is higher than the rental agreement states, or that the agreement does not include at all, except that under a month-to-month agreement you may add one with 15 days' notice. Utah Code § 57-22-4(5) |
| Vermont | No limit chapter 137 sets no maximum 9 V.S.A. § 4461 9 V.S.A. ch. 137 | 14 days 60 days for a seasonal home; late means no deductions 9 V.S.A. § 4461(c), (e) | Rent is payable without demand or notice at the time and place you and the tenant agree. Chapter 137 sets no late fee amount, cap or grace period, so any late fee rests on the lease. 9 V.S.A. § 4455(a) 9 V.S.A. ch. 137 |
| Virginia | 2 months' rent a pet deposit counts toward the cap Va. Code § 55.1-1226(A) Va. Code § 55.1-1208(A)(7) | 45 days after the tenancy ends or the tenant moves out, whichever is later Va. Code § 55.1-1226(A) | None set for a written lease; the fifth-of-the-month rule applies only where no written lease is offered Va. Code § 55.1-1204(C), (E) |
| Washington | No statewide limit some cities set their own RCW 59.18.260 RCW 59.18.610 | 30 days after the lease ends and the tenant moves out RCW 59.18.280(1)(a) | 5 days after rent is due RCW 59.18.170(2) |
| Washington, D.C. | 1 month of rent, all deposits together, under the housing regulations 14 DCMR 308 | 45 days after the tenancy ends, to refund or give written notice of amounts claimed D.C. Code § 42-3502.17(e)(2) 14 DCMR 309 | 5 days after the due date, or any longer grace period in the lease D.C. Code § 42-3505.31(b)(2) |
| West Virginia | No limit set neither the deposit article nor the landlord and tenant article caps it W. Va. Code chapter 37, article 6 W. Va. Code chapter 37, article 6A | 60 days after the tenancy ends, or 45 days after a new tenant moves in if that is sooner W. Va. Code 37-6A-1(7) W. Va. Code 37-6A-2(a) | Neither article caps a late fee or sets a grace period, so any late fee comes from the lease. When the tenancy ends, you may apply the deposit to the reasonable late charges the rental agreement specifies. W. Va. Code chapter 37, article 6 W. Va. Code chapter 37, article 6A W. Va. Code 37-6A-2(b)(1) |
| Wisconsin | No limit chapter 704 and the rental practices code set none Wis. Admin. Code § ATCP 134.06 Wis. Stat. § 704.28 | 21 days usually after the lease's termination date Wis. Stat. § 704.28(4) Wis. Admin. Code § ATCP 134.06(2) | Charge a late fee only if the rental agreement specifically provides for it. Before charging one, apply any rent the tenant has prepaid to the rent owed, and never charge a fee for not paying a late fee. Wis. Admin. Code § ATCP 134.09(8) |
| Wyoming | No limit Wyoming sets no maximum W.S. 1-21-1201 to 1-21-1211 | 30 days after termination, or 15 days after the new address if later W.S. 1-21-1208(a) | No section of Wyoming's residential rental property article caps a late fee or sets a grace period. The tenant must stay current on all payments the rental agreement requires, so set the due date, any late charge and when it applies in the lease. W.S. 1-21-1201 to 1-21-1211 |
More lease guidance
What a fixed-term lease sets
A standard residential lease runs for a fixed term, most often 12 months. It sets the rent, the deposit, the rules of the home and the end date, and both sides agree to those terms for the whole term.
Plan changes such as a new rent for the renewal, and put any change during the term in a written addendum that both sides sign.
What the Rentari lease covers
- The parties, the property and the term, including what happens when the term ends
- Rent, the due date, late fees and returned payments, within your state's rules
- The security deposit, its refund and the move-in condition record
- Utilities, maintenance and repairs, and the landlord's right of entry
- Pets, smoking, guests, parking and alterations
- Notices, early termination and the special rights your state gives tenants
- Your state's required disclosures and addenda, such as flood or lead-based paint notices where they apply
Before you send it
- Check the deposit against your state's limit.
- Answer the property questions your state needs, such as flood history or the year the home was built.
- Set a late fee and grace period your state allows.
- Read the addenda that attach to the lease.
- Send it for e-signature; sending is included on paid plans.