Residential Lease Agreement
A plain-English residential lease starting point for self-managing landlords — rent, deposit, maintenance responsibilities, entry notice, late fees, and early termination.
Reviewed by Milo, our property management expert · Updated July 20, 2026
When to use this
Use this if you self-manage and want to understand every clause you're signing tenants to — or to audit the lease you're using now. State law overrides anything contrary you write, so treat this as the checklist of decisions and pair it with a state-specific form.
Check your state first
Landlord-tenant law is intensely state-specific: deposit caps, late-fee limits, entry notice, and required disclosures all vary. Use a state-specific lease form as your legal base and this template to make sure the business terms are complete.
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Check the state rule shown in the clause
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Choose a state to fill in its legal terms
Parties and premises
Landlord: [LANDLORD / LLC NAME] Tenant(s): [ALL ADULT TENANTS' FULL NAMES] Premises: [FULL ADDRESS AND UNIT] Occupancy limited to the named tenant(s) and their minor children. Guests staying longer than [14] consecutive days require Landlord's written consent.
Term and rent
Term: [12] months, beginning [LEASE START DATE] and ending [LEASE END DATE]. Rent: $[MONTHLY RENT] per month, due on the [1st] of each month, payable by [PAYMENT METHOD]. Late fee: $[LATE FEE] if rent is unpaid by the [5th], where permitted by law ([STATE LATE FEE RULE]). Returned payments incur a $[35] fee.
Security deposit
Security deposit: $[SECURITY DEPOSIT] (state cap: [STATE DEPOSIT LIMIT]), due before move-in, held as state law requires. The deposit is not last month's rent. Within [STATE DEPOSIT RETURN DEADLINE] after move-out, Landlord will return the deposit less itemized deductions for unpaid rent and damage beyond normal wear and tear.[STATE DEPOSIT INTEREST NOTE]
Utilities and services
Tenant pays: [ELECTRIC / GAS / WATER / SEWER / TRASH / INTERNET]. Landlord pays: [LIST]. Tenant will keep utilities in Tenant's name active for the full term.
Maintenance and repairs
Tenant will keep the premises clean and safe, replace HVAC filters every [90] days with filters Landlord provides, and promptly report leaks, pests, or damage. Landlord is responsible for keeping structural elements, plumbing, electrical, heating, and provided appliances in good working order. Tenant is responsible for damage caused by Tenant's misuse or neglect and for repairs under $[AMOUNT / NONE].
Landlord's right to enter
Landlord may enter for repairs, inspections, or showings with advance written notice of at least [STATE ENTRY NOTICE], at reasonable times — or immediately in a genuine emergency.
Pets and smoking
Pets: [NOT PERMITTED / PERMITTED AS LISTED: TYPE, BREED, WEIGHT] with pet deposit of $[AMOUNT] and pet rent of $[AMOUNT]/month. Smoking: [NOT PERMITTED ANYWHERE ON PREMISES / POLICY].
Early termination and default
If Tenant vacates before the end of the term, Tenant remains responsible for rent until the earlier of lease end or re-rental; Landlord will make reasonable efforts to re-rent. [OPTIONAL: Tenant may buy out the lease with [60] days' notice and a fee of [ONE MONTH'S RENT].] Nonpayment or material breach is grounds for termination as state law provides.
Disclosures and signatures
Required disclosures: [LEAD PAINT (pre-1978 FEDERAL REQUIREMENT) / STATE-REQUIRED DISCLOSURES]. Move-in condition report attached and signed by both parties. Landlord signature: ______________ Date: ______ Tenant signature(s): ______________ Date: ______
Educational starting point, not legal advice — the PDF carries the same note. Have a local professional review before signing.
The annotated reference
[BRACKETS] mark fill-in fields
Parties and premises
Landlord: [LANDLORD / LLC NAME] Tenant(s): [ALL ADULT TENANTS' FULL NAMES] Premises: [FULL ADDRESS AND UNIT] Occupancy limited to the named tenant(s) and their minor children. Guests staying longer than [14] consecutive days require Landlord's written consent.
Milo's note
Every adult on the lease, no exceptions — you can't enforce terms against someone who never signed. If the property is in an LLC, the LLC is the landlord and signs through you.
Term and rent
Term: [12] months, beginning [LEASE START DATE] and ending [LEASE END DATE]. Rent: $[MONTHLY RENT] per month, due on the [1st] of each month, payable by [PAYMENT METHOD]. Late fee: $[LATE FEE] if rent is unpaid by the [5th], where permitted by law ([STATE LATE FEE RULE]). Returned payments incur a $[35] fee.
Milo's note
Pick a payment method you can document — portals beat checks beat cash. Late-fee caps and mandatory grace periods vary by state; an unenforceable fee is worse than none.
Security deposit
Security deposit: $[SECURITY DEPOSIT] (state cap: [STATE DEPOSIT LIMIT]), due before move-in, held as state law requires. The deposit is not last month's rent. Within [STATE DEPOSIT RETURN DEADLINE] after move-out, Landlord will return the deposit less itemized deductions for unpaid rent and damage beyond normal wear and tear.[STATE DEPOSIT INTEREST NOTE]
Milo's note
Deposit caps, holding rules, and return deadlines are the most litigated landlord mistakes. Check your state's exact numbers — our per-state deposit guides list them.
Utilities and services
Tenant pays: [ELECTRIC / GAS / WATER / SEWER / TRASH / INTERNET]. Landlord pays: [LIST]. Tenant will keep utilities in Tenant's name active for the full term.
Milo's note
Ambiguity here becomes a mid-winter emergency. If the property has shared meters, state law may restrict how you bill — check before writing 'tenant pays.'
Maintenance and repairs
Tenant will keep the premises clean and safe, replace HVAC filters every [90] days with filters Landlord provides, and promptly report leaks, pests, or damage. Landlord is responsible for keeping structural elements, plumbing, electrical, heating, and provided appliances in good working order. Tenant is responsible for damage caused by Tenant's misuse or neglect and for repairs under $[AMOUNT / NONE].
Milo's note
The 'report leaks promptly' sentence earns its keep: water is the most expensive category of damage and early reporting is your best insurance. Small-repair deductibles are allowed in some states, not all.
Landlord's right to enter
Landlord may enter for repairs, inspections, or showings with advance written notice of at least [STATE ENTRY NOTICE], at reasonable times — or immediately in a genuine emergency.
Milo's note
Notice periods are set by state law (commonly 24 hours, sometimes 48 or 'reasonable'). Surprise visits are the fastest way to turn a good tenancy hostile — and they're often illegal.
Pets and smoking
Pets: [NOT PERMITTED / PERMITTED AS LISTED: TYPE, BREED, WEIGHT] with pet deposit of $[AMOUNT] and pet rent of $[AMOUNT]/month. Smoking: [NOT PERMITTED ANYWHERE ON PREMISES / POLICY].
Milo's note
Assistance animals are not pets under fair-housing law — you can't charge pet fees for them or refuse them under a no-pet policy.
Early termination and default
If Tenant vacates before the end of the term, Tenant remains responsible for rent until the earlier of lease end or re-rental; Landlord will make reasonable efforts to re-rent. [OPTIONAL: Tenant may buy out the lease with [60] days' notice and a fee of [ONE MONTH'S RENT].] Nonpayment or material breach is grounds for termination as state law provides.
Milo's note
Most states require you to mitigate — you can't leave the unit empty and bill the departed tenant. A defined buyout clause converts your worst scenario into a predictable one.
Disclosures and signatures
Required disclosures: [LEAD PAINT (pre-1978 FEDERAL REQUIREMENT) / STATE-REQUIRED DISCLOSURES]. Move-in condition report attached and signed by both parties. Landlord signature: ______________ Date: ______ Tenant signature(s): ______________ Date: ______
Milo's note
Lead-paint disclosure is federal law for pre-1978 housing — skipping it carries real penalties. Attach the signed move-in checklist; it's your deposit-deduction evidence at move-out.
These templates are educational starting points, not legal advice. Real estate law varies by state — and sometimes by county — so adapt the bracketed fields to your situation and have a local professional review anything before you sign it or send it.
Common questions
Can I just use this lease as-is?
Treat it as the business-terms layer. State law dictates deposit caps, late fees, entry notice, and required disclosures — so pair these terms with a state-specific form or have a local attorney review. One review typically covers you for years of re-use.
Month-to-month or fixed term?
Fixed terms trade flexibility for predictability — most self-managers start with 12 months and convert good tenants to renewals. Month-to-month commands a premium in some markets but exposes you to turnover on 30 days' notice.
Goes with this template
Questions about filling this in?
Milo covers property management — ask anything, free.