Free Rental Lease Agreement Forms By State

Forms By Type

Free Rental Lease Agreement Templates

1-Page Lease Agreement (Vacation/Short-Term)

Commercial Lease Agreement Forms

Condominium (Condo) Lease Agreement

Month-to-Month Lease Agreement

Rent to Own Purchase Agreement Templates

Roommate Rental Lease Agreement: Free Blank Templates

Sublease Agreement

Short-Term (Vacation) Lease Agreement: Free Template Downloads

How to Lease Your Residential Property (9 Steps)

For a more in-depth guide, download the Step-by-Step Guide PDF.

Step 1 – Type of Lease

Landlords, Owners and Property Managers whom decide to rent out their unit(s) to Tenant(s) in exchange for rent payments need to first decide on the type of lease options they want to offer Tenants. The options include a short-term (seasonal), a long-term, or vacation lease agreement.

Agreement Types Depending on Lease Duration and Tenant Audience:

Long-term lease – Minimum of one-year (12 months) or more. These Tenants typically are young professionals or family units where one needs to stay consistently in one geographic area to be close to a job or school for long periods of time.
Short-term lease – Up to one-year (12 months) or for monthly (month-to-month). These Tenants tend to be college kids where they need to rent an apartment living space for 9 months out of the year before going home for summer vacation at parents house.
Vacation lease – One-month (30 days) or less. These Tenants range in all different walks of life as one travels throughout their lifetime and it’s becoming more common especially after the pandemic where people work remotely and also study remotely online.

Step 2 – Preparing the Rental Property for Showings

Once the final decision is made on the lease type, the next step is to prepare the rental property for showings – in person and online. This step is when a cleaning company might help or a painter to fix interior and/or exterior touch ups. The plumber might also need to be contacted in case a faucet is leaking or a toilet is clogged.

A trip to Lowe’s or Home Depot might be a good idea for light bulbs, smoke detectors (including the compatible batteries), and having extra keys made (think extra keys for Lock-box, Brokers and Tenants).

Double check all of the essentials needed to make your home is 100% habitable prior to showing or posting any videos or pictures of the rental space online or in print ads..

Step 3 – Finding the Right Tenant(s)

The third step is finding and vetting potential Tenant(s). This is done by listing the property online, including entering information in the Multiple Listing Service (MLS). This may be the point where you will consider hiring a Real Estate Broker to help with the leasing process to avoid any financial or legal issues.

leaese-agreements-step-1

Advertising: Advertising rental properties depends on the local market and the target audiences. Landlords or property owners can choose from different advertising platforms, but it’s essential to be transparent about the property’s condition, updated photos, and prices to simplify the rental process. Also consider hiring a real estate agent to manage the rental process.

High-end markets – Sotheby’s^↗, Rent.com^↗
Middle-cost markets – Zillow^↗, Redfin^↗
Low-budget markets – Craigslist^↗

lease-agreements-step-2

Step 4 – Preparing a Rental Application

A rental application serves to uncover three major concerns for an owner of property about a Tenant:

Criminal history
Credit history
Previous evictions by prior landlords

If a Tenant passes all three checks, then verify Tenants employment and means of paying rent. Landlords have the legal right to ask for government-approved identification, a social security number, and an applicant’s legal status.

Law Alert ⚖️

The Fair Housing Act, 42 U.S.C. 3601^↗, prohibits landlords and property owners from discriminating (denying) prospective tenants the ability to rent based on the following criteria:

disability
familial status or national origin
race or color
religion
sex

Ways to Screen a Tenant:

TransUnion SmartMove^↗ – TransUnion offers a tenant screening service called SmartMove. It allows landlords to request credit reports and criminal background checks on prospective tenants. SmartMove provides a credit-based recommendation that helps you assess the tenant’s financial stability and risk profile.
Experian Connect^↗ – Experian offers a similar service called Experian Connect. Landlords can request credit reports and view a tenant’s credit history. This can help you gauge their creditworthiness and financial responsibility.
Local Court Records^↗ – You can check your local court’s website or visit in person to search for eviction records, judgments, or any legal disputes involving prospective tenants. This can give you insight into their rental history and legal issues.
Social Media and Online Searches – Conducting online searches and checking social media profiles can provide additional information about a tenant. While this isn’t an official screening method, it can give you an idea of their lifestyle, behavior, and any red flags.

Step 5 – Tenant Views the Space

Lease-Agreements-Step-4

Depending on the property owner, one may choose to require a rental application from the applicant either prior or after viewing the property. There could be disclosures you will need to offer each tenant before they view the property, depending on the state.

Law Alert ⚖️

The most common disclosure required by the federal government is the Lead-Based Paint Disclosure, which requires owners of property built before 1978 to give prospective tenants a pamphlet (PDF)^↗.

Step 6 – Verify References

Landlords and property owners should be particular when asking for references from a prospective tenant. Asking of personal friends or family as references serves little use. There are no laws or limitations an owner must abide by when contacting references.When asking for references, it’s best to ask for the following contacts:

Previous and current employer;
Prior landlord/owner of rented property.

Step 7 – Approving the Tenant

lease-agreements-step-6
A landlord can approve a tenant for any reason. However, when it comes to rejecting a tenant from occupancy, the landlord must give the reason (which must be legal). A rejected application is due to a negative report on a credit report.

Law Alert ⚖️

The Fair Credit Reporting Act^↗requires property owners/landlords to disclose the information as to why a rental application was denied. Landlords must provide the denied applicant with the following:

A written statement explaining the adverse facts
A source of the reporting agency

Step 8 – Signing the Lease

Leases can be signed online using services such as DocuSign^↗ or eSign^↗. If the lease is signed in person, having the lease notarized is recommended. Property owners do not need to be named on the lease if a property management company controls the property. Verbal agreements are not legally binding.

All persons who have applied to reside at the property;
Owner or manager of property;
If signing in person, a notary (public officer) is recommended.

Step 9 – Occupancy

The Tenant(s) have the right to occupy the property on the start date stated within the lease agreement unless otherwise written and agreed upon. Once the tenant has begun to occupy the property, the owner loses their right to enter it without proper notice. The lease agreement termination will be outlined in the agreement.

Landlord-Tenant Laws

Landlord’s Access Notice Requirements by State

State	Required Notice	Statute
Alabama	2 days	§ 35-9A-303
Alaska	24 hours	§ 34.03.140
Arizona	48 hours	§ 33-1343
Arkansas	N/A	N/A
California	24 hours (non-emergency), 48 hours (move-out inspection)	§ 1954
Colorado	N/A	N/A
Connecticut	Reasonable notice	§ 47a-16
Delaware	48 hours	Title 25 § 5509
Florida	24 hours	§ 83.53
Georgia	N/A	N/A
Hawaii	2 days	§ 521-53
Idaho	N/A	N/A
Illinois	N/A	N/A
Indiana	Reasonable notice	§ 32-31-5-6
Iowa	24 hours	§ 562A.19
Kansas	Reasonable notice	§ 58-2557
Kentucky	2 days	§ 383.615
Louisiana	N/A	N/A
Maine	24 hours	§ 6025
Maryland	N/A	N/A
Massachusetts	Reasonable notice	Sanitary Code (410.810)
Michigan	N/A	N/A
Minnesota	“Reasonable notice” (no less than 24 hours)	§ 504B.211
Mississippi	N/A	N/A
Missouri	N/A	N/A
Montana	24 hours	§ 70-24-312
Nebraska	24 hours	§ 76-1423
Nevada	24 hours	NRS 118A.330
New Hampshire	Reasonable notice	RSA 540-A:3
New Jersey	1 day	§ 5:10-5.1
New Mexico	24 hours	§ 47-8-24
New York	N/A	N/A
North Carolina	N/A	N/A
North Dakota	Reasonable notice	§ 47-16-07.3
Ohio	24 hours	§ 5321.04
Oklahoma	1 day	§ 41-128
Oregon	24 hours	§ 90.322
Pennsylvania	N/A	N/A
Rhode Island	2 days	§ 34-18-26
South Carolina	24 hours	§ 27-40-530
South Dakota	24 hours	§ 43-32-32
Tennessee	24 hours	§ 66-28-403
Texas	N/A	N/A
Utah	24 hours	§ 57-22-4
Vermont	48 hours	§ 4460
Virginia	24 hours	§ 55.1-1229(A)
Washington	2 days (repairs), 1 day (showings)	§ 59.18.150
West Virginia	N/A	N/A
Wisconsin	Advance notice	§ 704.05(2)
Wyoming	N/A	N/A

State Security Deposit Laws

State	Maximum Deposit	Return Timeline	Statute
Alabama	1 month’s rent	60 days	§ 35-9A-201(a), § 35-9A-201(b)
Details: Security deposit must be returned 60 days after lease termination and possession delivery.
Alaska	2 months’ rent	14-30 days	§ 34.03.070(a), § 34.03.070(g)
Details: 14 days if tenant leaves on time, 30 days otherwise. Applies to units under $2,000.
Arizona	1.5 months’ rent	14 days	§ 33-1321
Details: Excludes weekends and holidays; based on move-out inspection.
Arkansas	2 months’ rent	60 days	§ 18-16-304, § 18-16-305
Details: Security deposit must be returned within 60 days of termination of tenancy.
California	1 month’s rent	21 days	§ 1950.5
Details: Deposit must be returned within 21 days of move-out date.
Colorado	2 months’ rent	1-2 months	§ 38-12-102.5, § 38-12-103
Details: 1 month if specified in the lease, 2 months otherwise.
Connecticut	1-2 months’ rent	21-15 days	§ 47a-21
Details: 1 month for tenants 62 or older, 2 months for younger tenants. Return within 21 days or 15 days of receiving a forwarding address.
Delaware	1 month’s rent	20 days	§ 5514
Details: Applies to leases of one year or longer. Return within 20 days.
Florida	No limit	15-30 days	§ 83.49(3)(a)
Details: Return within 30 days if deductions, 15 days if no deductions.
Georgia	2 months’ rent	30 days	§ 44-7-30.1, § 44-7-34
Details: Security deposit must be returned within 30 days of termination.
Hawaii	1 month’s rent	14 days	§ 521-44
Details: Excludes pet fees; deposit must be returned within 14 days of lease termination.
Idaho	No limit	21-30 days	§ 6-321
Details: Return within 30 days if specified in lease, 21 days otherwise.
Illinois	No limit	30-45 days	§ 765 ILCS 710
Details: Return within 30 days if deductions, 45 days if no deductions.
Indiana	No limit	45 days	§ 32-31-3-12
Details: Security deposit must be returned within 45 days of lease termination.
Iowa	2 months’ rent	30 days	§ 562A.12
Details: Security deposit must be returned within 30 days after the tenant has vacated.
Kansas	1 month’s rent (unfurnished), 1.5 months’ rent (furnished)	14-30 days	§ 58-2550
Details: Return within 14 days after making deductions, or within 30 days of termination.
Kentucky	No limit	60 days	§ 383.580(6)
Details: Security deposit must be returned within 60 days of lease termination.
Louisiana	No limit	1 month	§ 9:3251
Details: Security deposit must be returned within 1 month of lease termination.
Maine	2 months’ rent	21-30 days	§ 6032, § 6033
Details: Return within 30 days for fixed-period leases, or 21 days for tenancy-at-will.
Maryland	1 month’s rent	45 days	§ 8–203
Details: Security deposit must be returned within 45 days of lease termination.
Massachusetts	1 month’s rent	30 days	Chapter 186, Section 15B
Details: Security deposit must be returned within 30 days after the tenant has vacated.
Michigan	1.5 months’ rent	30 days	§ 554.602, § 554.609
Details: Security deposit must be returned within 30 days from the end of occupancy.
Minnesota	No limit	3 weeks	§ 504B.178
Details: Security deposit must be returned within 3 weeks of termination date.
Mississippi	No limit	45 days	§ 89-8-21
Details: Security deposit must be returned within 45 days of tenancy end.
Missouri	2 months’ rent	30 days	§ 535.300
Details: Security deposit must be returned within 30 days of lease termination.
Montana	No limit	10-30 days	§ 70-25-202
Details: Return within 10 days if no deductions, 30 days if deductions are made.
Nebraska	1 month’s rent (excluding pet fees)	14 days	§ 76-1416
Details: Security deposit must be returned within 14 days of move-out.
Nevada	3 months’ rent	30 days	NRS 118A.242
Details: Security deposit must be returned within 30 days of tenancy end.
New Hampshire	1 month’s rent or $100 (whichever is greater)	20-30 days	RSA 540-A:6, RSA 540-A:7
Details: Return within 30 days, or 20 days if landlord shares property with the tenant.
New Jersey	1.5 months’ rent	30 days	§ 46:8-21.2, § 46:8-21.1
Details: Security deposit must be returned within 30 days of lease termination.
New Mexico	1 month’s rent (under 1 year), no limit (over 1 year)	30 days	§ 47-8-18
Details: Security deposit must be returned within 30 days of lease termination.
New York	1 month’s rent	14 days	§ 7-108(e)
Details: Security deposit must be returned within 14 days after the tenant vacates.
North Carolina	1.5-2 months’ rent	30-60 days	§ 42-51, § 42-52
Details: 2 months’ rent for tenancies over 2 months, 1.5 months for month-to-month tenancies. Return within 30 days, with an additional 30 days if deductions are made.
North Dakota	1 month’s rent (excluding pet deposits)	30 days	§ 47-16-07.1
Details: Security deposit must be returned within 30 days of lease termination.
Ohio	No limit	30 days	§ 5321.16
Details: Security deposit must be returned within 30 days of termination of tenancy.
Oklahoma	No limit	45 days	§ 41-115(B)
Details: Security deposit must be returned within 45 days of lease termination.
Oregon	No limit	31 days	§ 90.300
Details: Security deposit must be returned within 31 days of lease termination.
Pennsylvania	2 months’ rent	30 days	§ 250.511a, § 250.512
Details: Security deposit must be returned within 30 days of lease termination.
Rhode Island	1 month’s rent	20 days	§ 34-18-19
Details: Security deposit must be returned within 20 days of lease termination.
South Carolina	No limit	30 days	§ 27-40-410
Details: Security deposit must be returned within 30 days of lease termination.
South Dakota	1 month’s rent	14-45 days	§ 43-32-6.1, § 43-32-24
Details: Return within 14 days if no deductions, 45 days if deductions are made.
Tennessee	No limit	30 days	§ 66-28-301
Details: Security deposit must be returned within 30 days of lease termination.
Texas	No limit	30 days	§ 92.103
Details: Security deposit must be returned within 30 days after the tenant has vacated.
Utah	No limit	30 days	§ 57-17-3
Details: Security deposit must be returned within 30 days of lease termination.
Vermont	No limit	14-60 days	§ 4461
Details: Return within 14 days for non-seasonal properties, or 60 days for seasonal properties.
Virginia	2 months’ rent	45 days	§ 55.1-1226(A)
Details: Return within 45 days of lease termination or tenant vacating, whichever occurs last.
Washington	No limit	30 days	§ 59.18.280
Details: Security deposit must be returned within 30 days of tenant’s move-out date.
West Virginia	No limit	45-60 days	§ 37-6A-2
Details: Return within 60 days after tenancy ends, or 45 days after a new tenant moves in, whichever is sooner.
Wisconsin	No limit	21 days	§ 134.06
Details: Security deposit must be returned within 21 days of tenant vacancy.
Wyoming	No limit	15-30 days	§ 1-21-1208(A)
Details: Return within 30 days of lease termination, or 15 days of receiving tenant’s forwarding address, whichever is sooner.

Security Deposits

Most U.S. states follow the rules set out by HUD^↗, a department of the federal government that administers laws and regulations regarding housing.

One months rent – Landlords are allowed to ask for a security deposit equal to 1 (one) month’s rent;
Interest bearing account – Security deposits must be kept in a separate interest-bearing account;
Unpaid Dues – The Landlord may use the security deposit as reimbursement for any unpaid dues when the lease expires;
Refund – The landlord must return the security deposit in full within 30 days of notice;

Source: § 880.608^[↗]

Definitions

Abandonment – The act of vacating the premises before fulfilling the terms of the agreement, without notice or consent, is abandonment.
Appraisal – An appraisal is a professional evaluation of the value of a property by a licensed appraiser.
Boilerplate Contract – Clauses in lease agreements that correlate critical legal points.
Closing Costs – Buyers and sellers typically incur various expenses beyond the property price to complete a real estate transaction. These expenses include fees for title insurance, legal services, and more.
Down Payment – The down payment in a real estate transaction is the first initial payment made by the buyer (Tenant) when purchasing a home. It is usually a percentage of the total purchase price.
Escrow – A third party of the Landlord and Tenant holds the funds until a transaction is completed.
Landlord and Tenant – The landlord agrees to let the tenant use the property for a specified period in exchange for rent.
Lease Agreement vs. Rental Agreement – A lease agreement is usually for long lease contracts, 6 months or more, and a rental agreement is usually for short-term leases of 30 days.
Property Rentals – Real Estate assets that are owned by individuals or entities (businesses) that are rented out to Tenants/Occupants for a specific period of time in exchange for rent payments.

Frequently Asked Questions

Q. Does a lease takeover count as breaking a rental agreement?

Answer: A lease transfer doesn’t usually count as breaking a rental agreement. Always double-check with your written lease agreement contract that you signed.

Q. What are renters rights without a formal written lease agreement?

Answer: Tenants rights without a formal lease agreement depend from state to state. Read out basic guideline for more information.

Q. What is a Rental Agreement Form?

Answer: A rental agreement is a contract that lasts a month and is similar to a lease in many ways. It’s different from a lease in that it is automatically renewed.

Q. How do you get out of a lease agreement?

Answer: Laws are in place that override the the lease agreement where the tenants can break the contract.

Q. How do you spot a fake lease agreement?

Answer: Some lease agreements are fake; here are the top ways to spot one: the landlord asks for a large deposit, the landlord puts time pressure on you to sign the agreement, and the lease agreement does not allow you to legally get out of the lease respectfully.

Q. What are the 2024 Fannie Mae Selling and Renting Updates?

Answer: Fannie Mae’s tools and resources are available free, including the 2024 selling guide PDF.

Q. How to cancel a lease agreement?

Answer: Landlords usually require a 30-day notice, although it’s best to check with local laws and your lease agreement. The lessor and lessee MUST sign a letter stating the cancellation.

Q. What is a triple-net lease agreement?

Answer: Although this is a type of lease that mostly pertains to commercial property, it’s when the tenant agrees to pay for all expenses/bills of the rental property, including taxes, insurance, and maintenance.

Sample Residential Lease Agreement

Standard Residential Lease Agreement Form