Standard residential lease template with all key clauses. Fill in details and save as PDF.
Every state adds its own disclosures. Start from the template built for yours.
A residential lease agreement is the contract that sets what a tenant pays, what a landlord provides, and what happens when either side falls short. Fill in the form below and save your completed lease as a PDF — it is free, there is no limit on how many you create, and you do not need an account.
A lease agreement is a legally binding contract between a landlord and a tenant covering the use of a residential property for a fixed period — most commonly twelve months. It sets out the rent, the term, the deposit, and the obligations of both sides, and it is what a court reads first if there is ever a dispute.
A verbal agreement to rent is enforceable in most states for terms under one year, but it is a bad idea. Almost every landlord-tenant disagreement comes down to what was agreed, and a written lease is the only version of that conversation that survives. Anything longer than a year generally must be in writing to be enforceable, under each state's statute of frauds.
A lease that is missing any of these is a lease that will eventually cost you money.
The parties. Full legal names of every adult who will live in the property, plus the landlord or management company and a valid address for legal notices. Everyone named on the lease is jointly responsible for the full rent — not for a share of it.
The property. The full address including unit number, and what comes with it: parking space, storage unit, appliances, yard access. If it is not written down, expect an argument about it.
The term. Start date and end date. State clearly what happens at the end — does it convert to month-to-month, or does it terminate? This one sentence prevents a very common and very expensive dispute.
Rent. The amount, the day it is due, how it is paid, and where. Include the grace period if you offer one and the late fee if you charge one. Several states cap late fees or require a minimum grace period — check your state before you set the number.
Security deposit. The amount, the conditions for its return, and the deadline for returning it. Nearly every state caps the deposit and sets a strict return deadline, often 14 to 30 days, with penalties for missing it. This is the single most litigated clause in residential leasing.
Utilities and services. Which utilities the tenant pays, which the landlord pays, and who is responsible for setting up each account.
Maintenance and repairs. What the tenant handles — typically lightbulbs, filters, and keeping the unit sanitary — and what the landlord handles: structure, plumbing, heating, electrical, and any appliances provided. Include how repairs are requested and what counts as an emergency.
Entry notice. How much notice you give before entering, and for what reasons. Most states require 24 or 48 hours' notice except in emergencies.
Occupancy limits and guests. Who may live there, and how long a guest can stay before they are treated as an occupant.
Pets. Whether pets are allowed, any pet rent or fee, and the limits. Assistance animals are not pets — under the Fair Housing Act a service animal or emotional support animal is a reasonable accommodation, and you cannot charge a pet fee or deposit for one.
Subletting and assignment. Whether the tenant may sublet, and whether they need written consent.
Alterations. What the tenant may change, and what must be restored at move-out.
Rules and insurance. House rules, smoking policy, and whether renters insurance is required and at what coverage level.
Default and termination. What counts as a breach, what notice you must give, and what the tenant can do to cure it.
Signatures. Every adult occupant and the landlord, dated. Deliver a signed copy to the tenant — many states require it.
A lease is not just what you choose to put in it. Federal and state law require specific written disclosures, and leaving one out can make a clause unenforceable, trigger a fine, or block an eviction.
Federal — applies in all 50 states. If the property was built before 1978, you must give tenants the EPA's Protect Your Family From Lead in Your Home pamphlet, disclose any known lead-based paint or hazards, and include a signed lead disclosure form as part of the lease. This is a federal requirement under Title X and the penalties are significant. There is no state exception.
State-level disclosures vary widely and commonly cover mold history, bed bug history, flood-zone status, methamphetamine contamination, the identity of the property owner or manager, where the deposit is held, rent control status, smoking policy, utility billing methods, and known deaths on the property.
Alongside those, the numbers that actually change from state to state are your deposit cap, your deposit return deadline, your required entry notice, your notice period to terminate, and your permitted late fee. Look up your state before you finalise the lease:
Cities add their own rules on top. If your property is in a rent-controlled or rent-stabilised jurisdiction, your local ordinance overrides the general state rule and usually adds mandatory lease language of its own.
The terms get used interchangeably, but they describe two different things.
A lease runs for a fixed term, usually a year. Neither side can change the rent or the terms during that period, and neither side can walk away early without breaching. It gives you predictable income and low turnover.
A rental agreement — usually month-to-month — renews automatically each month until either side gives notice, typically 30 days. It lets you raise rent or change terms with proper notice, and it lets the tenant leave with little warning.
Fixed-term leases suit stable, long-hold properties. Month-to-month suits properties you may sell or renovate, markets with rising rents, or tenants you are not yet sure about. Many landlords use a twelve-month lease that converts to month-to-month at the end, which is the best of both — but only if the lease says so explicitly.
Landlords copy these from old templates constantly. Including them does not help you, and in several states including them is itself a violation:
Electronic signatures on residential leases are legally valid across the United States. The federal ESIGN Act gives an electronic signature the same legal effect as ink, and every state has enacted equivalent legislation — 49 states through the Uniform Electronic Transactions Act, and New York through its own Electronic Signatures and Records Act.
For an e-signed lease to hold up you need three things: both parties consented to sign electronically, the signature is attributable to the person who made it, and the signed record is retained and reproducible. Any competent e-signature tool handles all three and produces an audit trail showing who signed, when, and from where — which is stronger evidence than a paper copy in a drawer.
Do the move-in inspection. Walk the unit with the tenant, photograph everything, and both sign a condition checklist. This document decides every future deposit dispute, and without it you will lose those disputes.
Handle the deposit correctly. Some states require it to be held in a separate account, at a specific institution, sometimes bearing interest, with written notice to the tenant of where it is held. Missing this is a common and easily avoided penalty. Check the deposit limits for your state.
Give the tenant their copy and store yours where you can find it. Keep the lease, the signed disclosures, the inspection checklist and the payment record together per property.
Diarise the dates — lease end, renewal notice deadline, and any rent increase notice period.
My Rental Spot builds the lease, collects e-signatures, stores the signed copy against the property, and then collects the rent it describes — so the agreement and the money live in the same place instead of a folder and a bank statement. Free for unlimited properties and unlimited tenants.
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Yes, provided it is properly completed, signed by all parties, and complies with your state's requirements. A lease is binding because of what it contains and how it is executed, not because of what it cost. What matters is that it includes the required disclosures for your state and avoids clauses your state prohibits.
For a standard residential rental, most landlords use a template. Consider a lawyer if the property is rent-controlled, if you are renting commercially, if the arrangement is unusual — rent-to-own, corporate housing, shared occupancy — or if you have had a lease challenged before.
A lease runs for a fixed term, usually a year, with terms locked for the duration. A rental agreement is typically month-to-month and renews automatically until either party gives notice, usually 30 days.
No. The core structure carries over, but deposit caps, return deadlines, entry notice, termination notice and required disclosures all differ by state, and some cities add rules on top. Use the state links above to check yours before finalising.
For any property built before 1978, federal law requires a lead-based paint disclosure and the EPA pamphlet in all 50 states. State requirements vary and commonly include mold, bed bugs, flooding, owner identity, deposit holding details and rent control status.
Yes. The federal ESIGN Act and state electronic-signature laws give e-signatures the same legal force as handwritten ones for residential leases, as long as both parties consented and the signed record is retained.
It depends on your state. Caps commonly run from one to two months' rent, and some states set no cap at all. Return deadlines are usually 14 to 30 days after move-out, with penalties for missing them. Check your state guide above.
Whatever the lease says. It may terminate on the end date, renew for another fixed term, or convert to month-to-month. If the lease is silent and the tenant stays with rent accepted, most states treat it as month-to-month by default — but relying on that default instead of writing it down causes disputes.
This template and the information on this page are provided for general informational purposes and are not legal advice. Landlord-tenant law varies by state and by city, and changes. Review your lease against your local requirements, and consult a licensed attorney in your state for advice on your specific situation.
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