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RESIDENTIAL LEASE AGREEMENT
General US starting point · state and local review required
EDITABLE TEMPLATE — COMPLETE EVERY BRACKETED FIELD
This residential lease is between the landlord and tenant listed below. It must be adapted before signing.
Landlord / notice address [LANDLORD LEGAL NAME, ADDRESS, EMAIL, PHONE]
Tenant(s) [EVERY ADULT TENANT LEGAL NAME]
Premises [FULL RENTAL ADDRESS, UNIT, PARKING, STORAGE]
Term [START DATE AND END DATE / MONTH-TO-MONTH]
1. Rent and payment
Monthly rent is $[AMOUNT], due on day [DAY] of each rental period by [METHOD AND PLACE]. Prorated first rent: $[AMOUNT OR NONE]. Returned-payment and late charges: [AMOUNT / FORMULA / NONE — VERIFY LIMITS AND NOTICE RULES].
2. Deposits and move-in funds
Security deposit: $[AMOUNT]. Other lawful move-in charge: $[AMOUNT OR NONE], described as [TYPE]. The landlord will hold, account for, and return deposits according to applicable state and local law; this template does not set a different deadline or allow an unlawful deduction.
3. Occupants and residential use
Authorized occupants: [NAMES]. The premises will be used as a private residence. Guests, subletting, assignment, home business, and occupancy changes: [CLEAR RULES CONSISTENT WITH LAW AND REASONABLE-ACCOMMODATION DUTIES].
4. Utilities, services, and appliances
Landlord pays: [LIST]. Tenant pays: [LIST]. Included appliances, parking, storage, keys, and services: [LIST]. Utility allocation method, if shared: [METHOD AND REQUIRED DISCLOSURES].
5. Condition, maintenance, and repair requests
The parties will complete a move-in condition record with photos. Tenant will keep the premises reasonably clean, promptly report damage or unsafe conditions, and not make alterations without required written consent. Landlord remains responsible for duties that cannot lawfully be shifted. Repair contact and emergency method: [CONTACT / METHOD].
6. Entry and privacy
Landlord may enter only for lawful reasons and with the notice required by applicable law, except a genuine emergency or other lawful exception. Local rule to verify: [NOTICE PERIOD, HOURS, AND PERMITTED PURPOSES].
7. Rules, pets, smoking, and insurance
Property rules attached: [YES / NO]. Pets and assistance animals: [TERMS; DO NOT APPLY PET RESTRICTIONS TO ASSISTANCE ANIMALS CONTRARY TO LAW]. Smoking rule: [RULE]. Renter’s insurance: [REQUIRED / RECOMMENDED / NOT REQUIRED, SUBJECT TO LAW].
8. Notices, renewal, and ending the tenancy
Notice addresses and permitted delivery methods: [DETAILS]. Renewal or month-to-month conversion: [DETAILS]. Required notice to end or not renew: [VERIFY STATE AND LOCAL LAW]. No party may use lockout, utility shutoff, property removal, retaliation, or other self-help contrary to law; possession remedies require the lawful notice and court process where required.
9. Default and remedies
A claimed breach will be handled using the notices, cure periods, defenses, and remedies required by applicable law. No clause waives habitability, anti-retaliation, fair-housing, due-process, or other nonwaivable rights. Attorney-fee, collection, and liability terms: [INSERT ONLY AFTER LOCAL REVIEW].
10. Required disclosures and attachments
☐ Move-in condition checklist
☐ Property rules and addenda
☐ Owner / manager and service-of-process disclosures
☐ Lead-based paint disclosure and EPA pamphlet if the federal pre-1978 rule applies
☐ State, city, rent-control, flood, mold, bedbug, utility, or other required disclosures
11. Fair housing and complete agreement
The parties will comply with applicable fair-housing and anti-discrimination law, including reasonable-accommodation and reasonable-modification duties where applicable. This lease and lawful attached addenda are the complete agreement; conflicting or unlawful terms do not override governing law.
Signatures
Landlord / agent signature and date ____________________________________________
Tenant signature and date ____________________________________________
Additional tenant signature and date ____________________________________________
Important: Educational starting point, not legal advice. State and local landlord–tenant rules vary and may require exact language, disclosures, limits, notices, registration, or addenda. For most pre-1978 housing, federal law requires lead information and disclosures before signing. Review fair-housing duties. EPA: https://www.epa.gov/lead/real-estate-disclosures-about-potential-lead-hazards · HUD: https://www.hud.gov/helping-americans/fair-housing-act-overview