Residential Lease Agreement
A residential lease between a landlord and tenants — term, rent, deposit, utilities, pets, repairs, entry and notice — with the lead paint clause for older homes.
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This lease is made on September 25, 2026 between [landlord] (the “Landlord”), whose address for notices is [landlord’s address], and [tenant or tenants] (together, the “Tenant”).
1.Property. The Landlord leases to the Tenant the home at [property address] (the “Property”).
2.Term. The lease begins on [date] and ends on [date]. If the Tenant stays on after that date with the Landlord’s agreement, the tenancy continues from month to month on the same terms until either party ends it with at least 30 days’ written notice.
3.Rent. The rent is $[amount] a month, due on [due date], paid [how rent is paid].
4.Security deposit. The Tenant has paid a security deposit of $[amount]. The Landlord will hold it and return it as the law of [state] requires, less lawful deductions for unpaid rent and for damage beyond normal wear and tear.
5.Utilities. The Tenant pays for [utilities the Tenant pays].
6.Occupants. Only the Tenant may live at the Property.
7.Pets. No pets are allowed.
8.Smoking. Smoking is not allowed anywhere on the property.
9.Care and repairs. The Tenant will keep the Property clean and in good condition, report any damage or needed repair promptly, and pay for damage caused by the Tenant or the Tenant’s guests beyond normal wear and tear. The Landlord will keep the Property safe and fit to live in and will make the repairs that are the Landlord’s responsibility.
10.Alterations. The Tenant will not make alterations, paint, or change the locks without the Landlord’s written consent.
11.Entry. The Landlord may enter the Property at reasonable times to inspect it or make repairs after giving at least [notice period]’ notice, except in an emergency.
12.Subletting. The Tenant will not sublet the Property or assign this lease without the Landlord’s written consent.
13.Governing law. This lease is governed by the laws of the State of [state].
14.Entire agreement. This lease is the whole agreement between the parties. Any change must be in writing and signed by both.
[find out when the home was built: a home built before 1978 needs the federal lead-based paint disclosure]
Signed by the parties:
What is a Residential Lease Agreement?
A residential lease agreement is the contract that lets a tenant live in a landlord’s house or apartment for rent, on signed terms: how long the tenancy lasts, the rent and due date, the security deposit, who pays which utilities, and how either side ends it. Without a written lease, a dispute over a deposit deduction, a late fee or a move-out date comes down to memory, and your state’s default rules fill every gap.
Landlords with one or a few rentals use it, such as an owner renting out a condo or a couple letting the other half of a duplex, and so do tenants who want the terms on paper before handing over a deposit. It is signed before move-in, at renewal, or when a month-to-month arrangement becomes a fixed term. Every adult who will live in the home should be named and sign, because a lease binds the people who sign it; children and other occupants are listed separately.
Landlord-tenant law in the US is mostly state law, with some city rules on top. Your state decides whether the security deposit is capped and how quickly it must be returned, how much notice a landlord gives before entering, how much notice ends a month-to-month tenancy, and whether late fees are limited. Some states and cities also limit evictions to set reasons or require extra disclosures, such as bed bugs or flood risk. Your state attorney general’s or housing agency’s landlord-tenant guide is where to check each one.
A lease records what the two sides agreed; it cannot change what state or local law requires, so check the law before relying on a clause that differs. For a home built before 1978, the lease records that the lead-based paint disclosure was made, but the signed disclosure form and the EPA pamphlet are separate papers the tenant must have before the lease binds them. And it follows US practice: visitors from the UK, Canada, Australia, India and the EU see a note pointing to local rules, such as England’s Renters’ Rights Act 2025 or Ontario’s standard form of lease.
What to put in a Residential Lease Agreement
These are the details this template asks for. Anything left blank is marked in red on the preview so you can see what is still missing.
| Field | What goes in it |
|---|---|
| Landlord | For example: Maria Lopez |
| Landlord’s address for notices | For example: 350 Summit Avenue, Columbus, OH 43215 |
| Tenant or tenants | One per line — every adult who will live there |
| Rental property | For example: 1187 Maple Avenue, Apt 2B, Columbus, OH 43214 |
| Kind of lease | Free text |
| Lease starts | Free text |
| Lease ends optional | For a fixed-term lease |
| Monthly rent | For example: 1,450.00 |
| Rent is due on | For example: the 1st day of each month |
| How rent is paid | For example: by bank transfer, or by check sent to the Landlord’s address above |
| Late fee optional | Many states limit late fees or require a grace period — check your state’s rules |
| Security deposit | Your state may cap the deposit and set a deadline for returning it |
| The Tenant pays for | For example: electricity, gas and internet |
| The Landlord pays for optional | For example: water, sewer and trash collection |
| Other people who will live there optional | For example: Ava Miller (daughter) |
| Pets | An assistance animal for a tenant with a disability is not a pet under fair housing rules |
| Pets allowed optional | If you chose “These pets are allowed” |
| Smoking | Free text |
| Parking optional | For example: one assigned space, no. 14 |
| Notice before the Landlord enters | State law sets the minimum — check yours |
| Notice to end the lease | Free text |
| Was the home built before 1978? | Homes built before 1978 need the federal lead-based paint disclosure |
| State | For example: Ohio |
How to write a Residential Lease Agreement
Name the landlord, tenants and occupants
Enter the landlord’s name and an address for notices, where a tenant’s written notice or repair request will go, then the rental’s full address, unit number included. List each adult tenant on a separate line; the page gives each a signature line. Children and anyone else living there without signing go under other occupants, because the lease lets only named people live there.
Choose a fixed term or month-to-month
A fixed-term lease runs between the dates you enter; if the tenant stays on with the landlord’s agreement, it continues month to month on the same terms. A month-to-month tenancy runs until either side gives written notice. Choose 30 or 60 days, then check your state’s rule: some states require longer notice for longer tenancies, and some cities let a landlord end a tenancy only for set reasons.
Set the rent, late fee and deposit
Enter the monthly rent, the due date and how it is paid: ‘by bank transfer, or by check mailed to the landlord’s address above’ tells the tenant what counts as paid. A late fee is optional; some states limit late fees or require a grace period, and New York does both, so check yours. Enter the deposit, which the lease says comes back as your state’s law requires, less lawful deductions.
Spell out utilities, pets, smoking and parking
Name each utility and who pays it: ‘electricity, gas and internet’ for the tenant, ‘water, sewer and trash’ for the landlord. ‘Tenant pays utilities’ leaves the water bill in dispute. Choose no pets, pets only with written consent, or a named list; under the Fair Housing Act, a no-pets lease must still allow reasonable accommodation for a disabled tenant’s assistance animal. Then set smoking and any parking or storage.
Set entry notice, lead paint and state
Enter the notice the landlord gives before entering and check your state’s rule; the lease allows entry without notice in an emergency. If the home was built before 1978, the tenant receives the disclosure form and the EPA pamphlet before signing; if you do not know, the page reminds you to find out. Name the state whose law governs, date the lease, and have every tenant sign.
Common mistakes
- Renting out a pre-1978 home without the lead disclosure form and EPA pamphlet, given before the lease is signed, breaks a federal rule that EPA enforces with penalties.
- Writing ‘tenant pays utilities’ without naming them leaves the water, sewer and trash bills open to dispute, and the argument surfaces when the deposit comes back short.
- Refusing a tenant’s assistance animal because the lease says no pets can breach the Fair Housing Act, which requires reasonable accommodation for people with disabilities.
- Copying a deposit amount or late fee from a lease written for another state can put it above your state’s limit, and the tenant can challenge the excess.
- Leaving an adult who lives there off the lease means they never signed its terms, and the landlord has no agreement with them if the named tenant moves out.
Frequently asked questions
What is a lease agreement?
A lease agreement is a contract under which a landlord lets a tenant occupy a home for rent on stated terms: how long the tenancy lasts, the rent, the deposit and each side’s duties. In everyday US use, a lease runs for a fixed term and a rental agreement runs month to month, though the words are used loosely. This form covers both: choose fixed term or month-to-month.
What happens if you break a lease?
Leaving before a fixed term ends does not cancel the rent the lease promises, so a tenant can owe rent until the term ends or the home is re-let. State law shapes how much: in some states, New York among them, the landlord must make a good-faith effort to re-rent. Check your state’s guide, and ask the landlord about ending early by agreement, recorded in writing.
How much can a landlord charge for a security deposit?
It depends on your state. Some states cap security deposits and others set no limit, and some cities add rules of their own. States also set how quickly a deposit must be returned and what may be deducted. Check your state attorney general’s or housing agency’s landlord-tenant guide before settling the amount, and record the home’s condition at move-in, so any later deduction can be measured against it.
Is a lead paint disclosure required for rentals?
For housing built before 1978, yes, with narrow exemptions. Federal law requires the landlord to disclose any known lead-based paint and hazards, give the tenant the EPA pamphlet ‘Protect Your Family From Lead in Your Home’, and attach a disclosure form with a lead warning statement to the lease, signed before the tenant is bound. Short-term leases are among the exemptions; check EPA’s disclosure page, and keep the signed copies for three years.
How much notice does a landlord have to give before entering?
State law sets it. Several states require 24 hours’ notice, others ask only for reasonable notice, and some have no statute on it at all, so check your state’s landlord-tenant guide. Enter the period you will give in the form. The lease allows entry at reasonable times to inspect or make repairs after that notice, and without notice only in an emergency.
This page explains general practice and is not legal advice. Requirements differ between countries and, in some cases, between states — check what applies where the document will be used.