Residential Lease Agreement

1. Who and what. The landlord's name and an address for notices, the full legal name of every adult tenant, any other occupants, and the exact address and unit of the rental, plus any furniture or appliances that come with it.
2. Money. The monthly rent, the day it is due, how and where to pay, the late fee and grace period, and the security deposit.
3. Dates and rules. The start and end date of the term, who pays which utilities, pets, smoking, repairs, landlord entry with notice, subletting, and what happens at the end of the term.

This form covers all of these. Fill in the fields, read the result once, and add anything specific to your rental under "Additional terms".

A lease runs for a fixed term, usually 6 or 12 months. During the term the rent and the rules stay the same unless both sides agree in writing, and neither side can simply end it early. A rental agreement usually runs month to month: it renews every month and either side can end it or change its terms with written notice. Pick a lease for stability; pick a month-to-month rental agreement for flexibility. This lease turns into a month-to-month tenancy if the tenant stays on after the end date and the landlord accepts rent.

It depends on the state. Some states cap the deposit at a number of months' rent, others set no limit. Every state has its own deadline for returning the deposit after the tenant moves out, and many require an itemized list of deductions; some also require the deposit to be kept in a separate account or to earn interest. Late fees are limited in some states too. Check your state's landlord-tenant law before you fill in the amounts. The form does not hard-code any of these numbers: it says the deposit is returned within the time and in the manner your state's law requires.

Yes, if the home was built before 1978. 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 signed lead paint disclosure form to the lease. Choose "Yes, built before 1978" and the lease will state that both are attached - print the disclosure form and the pamphlet from the EPA website and staple them to the lease. Some housing, such as short-term rentals of 100 days or less, is exempt.

Print one copy for the landlord and one for each tenant. Every adult tenant and the landlord sign and date each copy, and everyone keeps a signed copy together with any attachments. A residential lease does not normally need a notary. Do a move-in walk-through on the first day and note any existing damage in writing, signed by both sides - it helps when the deposit comes back.

Yes. No account, no trial and no card: fill in the form and download the PDF. There is no subscription to cancel later. The free PDF carries a small "Made with DittoFox" mark at the bottom of the page.