Rental agreement.
Residential lease template. Fixed-term or month-to-month, utilities split, deposit, pet and smoking rules, governing law. Download a PDF in under five minutes.
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· lease basics01
· the property02
· landlord03
· tenant04
· rent & deposits05
· utilities06
Who pays each utility?
· rules07
· governing law & signers08
Residential Lease Agreement
This Residential Lease Agreement (the “Agreement”) is made and entered into as of ___________ by and between Landlord Name (“Landlord”) and Tenant Name (“Tenant”).
1. Parties and Premises
This Residential Lease Agreement (the "Agreement") is entered into between Landlord Name ("Landlord"), whose address is 123 Landlord Street, City, State 12345, and Tenant Name ("Tenant"). Landlord agrees to rent to Tenant, and Tenant agrees to rent from Landlord, the residential dwelling located at 456 Rental Property Avenue, City, State 67890 (the "Premises"), on the terms and conditions set forth below.
2. Term
The term of this Agreement shall commence on ___________ and end on ___________, unless earlier terminated as provided in this Agreement. If Tenant remains in possession after the end of the term with Landlord's written consent, the tenancy shall convert to a month-to-month tenancy on the same terms, subject to termination by either party on thirty (30) days' written notice.
3. Rent
Tenant shall pay rent in the amount of $1,800 per month, due in advance on the 1st day of each month. Rent is considered late if not received within 5 days of the due date, in which case Tenant shall pay a late fee of $50 per occurrence. Rent shall be paid by electronic transfer, check, or other method specified by Landlord in writing. Rent is payable without offset or deduction, except as provided by law.
4. Security Deposit
On execution of this Agreement, Tenant shall pay a security deposit of $1,800 to Landlord. The security deposit secures Tenant's performance of this Agreement. Landlord may use the deposit to repair damage beyond ordinary wear and tear, clean the Premises, replace lost keys, or cover unpaid rent or charges. Landlord shall return any unused portion of the deposit, together with an itemized statement of any deductions, within the time required by applicable law after termination of the tenancy and Tenant's surrender of the Premises.
5. Occupancy
The Premises shall be occupied solely as a private residence for Tenant and the persons identified above. Tenant shall not assign this Agreement, sublet the Premises, or grant any license to use the Premises without Landlord's prior written consent. No person other than Tenant may occupy the Premises for more than fourteen (14) consecutive days without the prior written consent of Landlord.
6. Utilities and Services
Landlord shall pay for: water and sewer, and trash and recycling. Tenant shall pay for: electricity, gas, and internet. Tenant shall arrange and maintain service accounts for all utilities Tenant is responsible for.
7. Pets
No pets of any kind are permitted on the Premises without Landlord's prior written consent. An emotional-support animal or service animal required under applicable law is not considered a pet for purposes of this section.
8. Smoking
Smoking of any substance is prohibited inside the Premises and within twenty-five (25) feet of any entry, window, or ventilation intake. Violation may result in damages, cleaning charges, and termination of the tenancy.
9. Use of Premises and Condition
Tenant shall use the Premises solely for residential purposes and shall not use the Premises for any illegal activity, nuisance, or commercial enterprise that is not permitted in the applicable zoning district. Tenant accepts the Premises in its current condition, and acknowledges inspecting the Premises prior to execution of this Agreement. Tenant shall keep the Premises in clean and sanitary condition and shall promptly notify Landlord of any needed repairs or defects affecting habitability.
10. Maintenance and Repairs
Landlord is responsible for maintaining the Premises in habitable condition, including the structure, roof, plumbing, electrical, heating, and cooling systems, as required by applicable law. Tenant is responsible for: (a) keeping the Premises clean and sanitary; (b) replacing light bulbs and smoke-detector batteries; (c) promptly reporting any needed repairs; (d) not intentionally or negligently damaging the Premises; and (e) repairing damage caused by Tenant, Tenant's guests, or pets.
11. Landlord's Right of Entry
Landlord may enter the Premises at reasonable times for purposes of inspection, repair, maintenance, showing to prospective tenants or buyers, or other lawful purposes. Except in cases of emergency or abandonment, Landlord shall give Tenant at least twenty-four (24) hours' prior notice before entering, unless a longer notice period is required by applicable law.
12. Default and Termination
If Tenant fails to pay rent when due or violates any other material term of this Agreement, Landlord may pursue all remedies available under applicable law, including giving Tenant a written notice to cure the default or vacate the Premises. If Tenant does not cure the default within the time allowed by law, Landlord may terminate the tenancy and recover possession of the Premises. Landlord's remedies are cumulative; pursuing one remedy does not waive any other.
13. Governing Law
This Agreement shall be governed by and construed in accordance with the laws of the State of California, including all applicable landlord-tenant statutes and local ordinances. In any conflict between this Agreement and applicable law, the law shall control.
14. Entire Agreement
This Agreement, including any attached schedules or addenda, constitutes the entire agreement between the Parties concerning the Premises and supersedes all prior or contemporaneous understandings, whether written or oral. This Agreement may be amended only by a written instrument signed by both Parties. If any provision of this Agreement is found unenforceable, the remaining provisions shall remain in full force and effect. This Agreement may be executed in counterparts, including by electronic signature, each of which shall be deemed an original.
IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first written above.
Landlord Name
Landlord signature
Name: ______________________
Title: Landlord
Date: ______________________
Tenant Name
Tenant signature
Name: ______________________
Title: Tenant
Date: ______________________
This is a standard-form residential lease template for convenience and is not legal advice. Landlord-tenant law varies significantly by state, province, and municipality. Required disclosures (lead-based paint, bed bugs, security-deposit handling, move-out inspection, etc.) and limits (maximum security deposit, late-fee caps, eviction rules) are not included here. Before executing, review with a licensed attorney or local housing authority in your jurisdiction.
What this generator builds
A standard-form residential lease with the sections that should be in any US or Canadian rental agreement: parties and premises, term, rent and late fee, security deposit, occupancy, utilities split, pets, smoking, use and condition, maintenance, right of entry, default, governing law, and entire-agreement language. The clause text is fixed; the fields (parties, rent, dates, utilities, rules) are yours to edit.
What it does NOT replace
- State-required disclosures — lead paint (federal, pre-1978), mold, bed bugs, flood plain, Megan's Law, etc. These are separate documents attached to the signed lease.
- Security-deposit handling rules — most states cap deposits and require them in interest-bearing accounts with itemized return within a statutory window (commonly 14–30 days). Check your state.
- Local ordinances — cities often add their own rules (rent control, just-cause eviction, inspection requirements). The template defers to applicable law but doesn't enumerate the specifics.
- Commercial leases — fundamentally different structure. This tool is residential only.
How to use this template
- Pick the lease term (fixed or month-to-month), start date, and end date if applicable.
- Enter the property address and type (house, apartment, condo, etc.), then landlord and tenant details.
- Set rent, due day, security deposit, late fee, and grace period. Use market-appropriate numbers; check state caps.
- Pick who pays each utility. Defaults are a common split; adjust for your arrangement.
- Toggle pets and smoking. Add the pet deposit if applicable.
- Set the governing state/province. This controls which landlord- tenant law applies.
- Click Download PDF / Print. Sign, have the tenant sign, keep one copy each.
- Before signing, attach any required disclosures (lead paint if pre-1978, plus any state-specific ones), and have an attorney review if it's your first time landlording.
Legal disclaimer
This tool generates a standard-form residential lease template for convenience. It is not legal advice, and using it does not create an attorney-client relationship. Landlord-tenant law varies significantly by state, province, and municipality — required disclosures, deposit caps, late-fee rules, eviction procedures, notice periods, and rent-control rules all differ. For any lease you intend to execute and enforce, review the document with a licensed attorney or your local housing authority.
FAQ
Is this rental agreement legally enforceable?
The template uses standard residential-lease clauses — parties, premises, term, rent, deposit, utilities, use, maintenance, right of entry, default, governing law — that courts routinely enforce. However, landlord-tenant law varies heavily by state, province, and city. Required disclosures (lead paint, bed bugs, mold, security-deposit handling, eviction procedure) and limits (security-deposit caps, late-fee caps, notice periods) are not built into this tool. For any lease you plan to enforce, review with a local attorney or housing authority before signing.
Fixed-term vs. month-to-month — which should I pick?
Fixed-term (typically 12 months) gives both parties certainty: rent can't change during the term, tenant can't leave without penalty. Good for stable tenants and landlord cash-flow predictability. Month-to-month rolls monthly with 30-day notice from either side; good for flexibility, short-term rentals, or tenants you want the option to move out (or landlords who might want to sell). Many landlords start with a fixed term and convert to month-to-month after expiry.
What's a reasonable security deposit?
Typically one month's rent, though it varies. Many US states cap deposits at 1-2 months' rent for unfurnished units; California caps at 2 months (1 furnished); New York caps at 1 month. Check your state's rules — exceeding the cap can void the deposit clause. For month-to-month, some landlords ask for a larger deposit given the flexibility given up.
What about required disclosures?
US federal law requires a lead-based-paint disclosure for any property built before 1978. Many states add their own: California requires Megan's Law, mold, bedbug, and demolition disclosures; Texas requires flood-plain disclosure; New York requires window-guard and stove-knob-cover notices. This template doesn't generate those — attach the required disclosures to the signed lease as separate addenda, or use a state-specific form from your local housing authority.
Can I charge any late fee I want?
No — most states cap late fees as a percentage of rent or a fixed maximum. Common caps: 5% of rent (common-law reasonableness), 10% cap (several states), 3-day grace period minimum. Some states (e.g., Massachusetts) explicitly prohibit late fees before day 30. If you set a late fee above the allowed amount, the clause is usually void but the rest of the lease holds.
Who pays for utilities by default?
Varies by market and property type. Default here: tenant pays electricity, gas, and internet; landlord pays water/sewer and trash. That's a common split for small multifamily and single-family rentals in much of the US. For apartments with included utilities, switch all to landlord. For rural/rural-adjacent properties, tenant often handles everything including trash.
What if the tenant wants to add roommates later?
The Occupancy section (Section 5 of the generated lease) requires the landlord's written consent for anyone not listed. Add known occupants up front in the 'Additional authorized occupants' field. If a tenant wants to add a roommate later, the landlord can require a lease amendment and a background/credit check on the new occupant before consenting. Don't just let people move in silently.
Is this good for commercial leases?
No — this is for residential only. Commercial leases have entirely different structures (CAM charges, triple-net provisions, assignability, percentage rent, lease-up periods) and governing law. Use a commercial-specific template or an attorney for anything non-residential.
Need an NDA before sharing property or business info with a tenant-screening agent or partner? The NDA generator covers that. Sending the tenant their first rent invoice or receipt? Use the invoice generator.