Free Landlord Forms & Lease Agreement Templates

Residential lease agreement

This Residential Lease Agreement (“Lease”) is made on ______________ (date) between the landlord and the tenant(s) named below.

1. Parties

Landlord: ______________________________________________

Landlord’s address for notices: ______________________________________________

Landlord’s phone and email: ______________________________________________

Property manager or agent (if any): ______________________________________________

Tenant(s): ______________________________________________

 ______________________________________________

Each tenant who signs this Lease is jointly and severally responsible for all of its terms, including the full rent. This means the landlord may collect the full amount owed from any one tenant.

2. Premises

The landlord rents to the tenant the residence at:

Street address: ______________________________________________

Unit: __________ City: ______________________ State: [STATE] ZIP: __________

(“the Premises”), together with these items and areas:

• Refrigerator
• Stove and oven
• Dishwasher
• Microwave
• Washer
• Dryer
• Parking space(s): ______________________
• Storage area: ______________________
• Other: ______________________

3. Term

Choose one:

• Fixed term. The Lease begins on ______________ and ends on ______________. If the tenant stays after the end date with the landlord’s consent and no new lease is signed, the tenancy becomes month-to-month on the same terms, which either party may end with the written notice required by [STATE] law.
• Month-to-month. The tenancy begins on ______________ and continues month to month until either party ends it with at least [NUMBER OF DAYS] days’ written notice, or any longer notice required by [STATE] or local law.

4. Rent

Monthly rent: $ __________

Rent is due in advance on the __________ day of each month.

Payment methods accepted: ______________________________________________

Pay to: ______________________________________________

First month’s rent: if the Lease starts on a day other than the rent due date, rent for the first partial month is $ __________ (prorated), due on ______________.

Returned payments: if a payment is returned for insufficient funds, the tenant will pay a fee of $ __________ [subject to your state’s limit], and the landlord may require future payments by certified funds.

5. Late fee

If rent is not received in full by the end of the __________ day after the due date, the tenant will pay a late fee of $ __________ [subject to your state’s limit]. The late fee is not a grace period for paying rent, and charging it does not waive the landlord’s other rights under this Lease or the law.

6. Security deposit

On signing, the tenant will pay a security deposit of $ __________ [subject to your state’s limit].

The deposit will be held at: ______________________________ [if required by [STATE] law, include the bank name and address and whether the account earns interest].

The landlord may use the deposit to cover unpaid rent, damage beyond normal wear and tear, and other amounts the tenant owes under this Lease, as allowed by [STATE] law. The deposit may not be used by the tenant as last month’s rent without the landlord’s written agreement.

After the tenant moves out and returns the keys, the landlord will return the deposit, plus any interest required by law, minus lawful deductions, with an itemized list of deductions, within [NUMBER OF DAYS] days or the period required by [STATE] law. The tenant must give the landlord a forwarding address in writing.

7. Utilities and services

Utility or service	Paid by landlord	Paid by tenant
Electricity	[ ]	[ ]
Gas	[ ]	[ ]
Water and sewer	[ ]	[ ]
Trash and recycling	[ ]	[ ]
Internet and cable	[ ]	[ ]
Lawn care	[ ]	[ ]
Snow removal	[ ]	[ ]
Other:	[ ]	[ ]

The tenant will put utilities they pay for in their own name by the Lease start date and keep them on until the tenancy ends.

8. Use and occupancy

The Premises will be used only as a private residence. Only the tenants named above and these occupants may live in the Premises:

 ______________________________________________

Guests may stay no more than __________ consecutive days, or __________ days in any 12-month period, without the landlord’s written consent. The tenant will comply with all laws, will not disturb neighbors, and will not use the Premises for any illegal purpose.

Smoking or vaping inside the Premises is [ ] permitted [ ] not permitted.

9. Maintenance and repairs

The landlord will keep the Premises in a fit and habitable condition as required by [STATE] law, and will make repairs within a reasonable time after receiving notice.

The tenant will keep the Premises clean and sanitary, use appliances and fixtures properly, replace smoke alarm batteries as needed, and promptly report in writing any needed repairs, leaks, mold or pest problems. The tenant will pay for damage caused by the tenant, occupants, guests or pets, beyond normal wear and tear.

Repair requests should be made by: ______________________________________________

Emergency contact (fire, flood, no heat, gas leak): ______________________________

10. Landlord’s entry

The landlord may enter the Premises to inspect, make repairs, show the Premises to prospective tenants, buyers or lenders, or as otherwise allowed by law, after giving the tenant at least [NUMBER OF HOURS OR DAYS] notice, or the notice required by [STATE] law, and at reasonable times. The landlord may enter without notice in an emergency.

11. Pets

• No pets are allowed without the landlord’s written consent.
• The following pets are allowed: ______________________________ Pet deposit: $ __________ [subject to your state’s limit] Monthly pet rent: $ __________

Assistance animals for people with disabilities are not pets. Requests for an assistance animal will be handled as reasonable accommodation requests under fair housing law, and pet fees, deposits and pet rent do not apply to them. The tenant remains responsible for any damage an animal causes.

12. Alterations

The tenant will not paint, install fixtures, change locks, add appliances or make any other alteration to the Premises without the landlord’s written consent. Unless agreed otherwise in writing, approved alterations become part of the Premises or must be removed and the Premises restored at the end of the tenancy.

13. Assignment and subletting

The tenant will not assign this Lease, sublet any part of the Premises, or rent it for short-term stays (including through online vacation rental platforms) without the landlord’s prior written consent, except as [STATE] law otherwise provides.

14. Insurance

The landlord’s insurance does not cover the tenant’s personal belongings or the tenant’s liability. The tenant

• is required to carry renters insurance with at least $ __________ of liability coverage and provide proof before move-in and on renewal.
• is encouraged, but not required, to carry renters insurance.

15. Lead-based paint disclosure (housing built before 1978)

Year the building was built: __________

If the Premises were built before 1978, federal law requires the landlord to give the tenant a Lead-Based Paint Disclosure form, any available records or reports about lead-based paint and lead hazards in the Premises, and the EPA pamphlet “Protect Your Family From Lead in Your Home” before the tenant signs. The signed disclosure is attached to and part of this Lease.

• Built in 1978 or later; disclosure does not apply.
• Built before 1978; disclosure form and pamphlet given to tenant on ______________. Tenant initials: ______

16. Other disclosures and addenda

The following are attached and part of this Lease (check all that apply):

• Move-in condition checklist
• Lead-based paint disclosure
• Pet addendum
• Rules and regulations or HOA rules
• Mold, flood, or other disclosures required by [STATE] or local law
• Other: ______________________________

17. Notices

Notices under this Lease must be in writing and delivered by hand, by mail to the addresses in this Lease, or by any other method allowed by [STATE] law. The tenant’s address for notices is the Premises. Either party may change its notice address by written notice to the other.

[IF YOU WANT TO ALLOW EMAIL NOTICES, add: “The parties agree that notices may also be sent by email to the addresses in Section 1,” where [STATE] law permits.]

18. Default

If the tenant fails to pay rent when due, or breaks any other term of this Lease, the landlord may give the tenant written notice as required by [STATE] law and, if the default is not cured within the time allowed, end the tenancy and seek possession through the courts. The landlord will not remove the tenant, change the locks, remove the tenant’s belongings or shut off utilities to force the tenant out, except under a court order carried out by a law enforcement officer.

If the tenant moves out before the Lease ends, the tenant remains responsible for rent until the Premises are re-rented or the Lease ends, whichever comes first, minus any amount the landlord collects from a new tenant, as allowed by [STATE] law. The landlord will make reasonable efforts to re-rent the Premises where [STATE] law requires.

19. Move-out

At the end of the tenancy, the tenant will return all keys and access devices, remove all belongings and trash, and leave the Premises in the same condition as at move-in, except for normal wear and tear.

20. Governing law and other terms

This Lease is governed by the laws of the State of [STATE]. If any part of this Lease is found invalid or unenforceable, the rest of the Lease remains in effect. Any term that conflicts with [STATE] or local law is replaced by the minimum the law requires. This Lease, with its attached addenda, is the entire agreement between the parties. Changes must be in writing and signed by the landlord and all tenants.

The landlord does not discriminate on the basis of race, color, religion, sex, national origin, familial status, disability, or any other characteristic protected by federal, [STATE] or local law.

Additional terms: ______________________________________________

 ______________________________________________

21. Signatures

By signing, each party confirms they have read and agree to this Lease and have received a copy.

Landlord or agent signature: ______________________________ Date: ______________

Printed name: ______________________________

Tenant signature: ______________________________ Date: ______________

Printed name: ______________________________

Tenant signature: ______________________________ Date: ______________

Printed name: ______________________________

Tenant signature: ______________________________ Date: ______________

Printed name: ______________________________

This template is general information, not legal advice. Check your state’s rules before using it.