Residential Lease Agreement Template (US)
Updated on July 30, 2026
A residential lease sets out the terms on which a landlord lets a home to a tenant: the property, the rent, the deposit, and who is responsible for what. Landlord-tenant law in the US is set mostly at the state level, so the disclosures your lease actually needs depend on where the property is — but a handful of rules, like the federal lead-paint disclosure, apply everywhere.
This free template is the editor: type straight into the highlighted blanks in the lease, add or remove the optional clauses where they sit, and sign on the signature line. Download a clean Word or PDF file with no sign-up and no watermark. If your property is in California, use the California version instead — it includes California's specific mandatory disclosures.
Tap any highlighted blank in the document below and type straight into it.Free — no sign-up, no watermark
Residential Lease Agreement
This Residential Lease Agreement is made on between of (the "Landlord") and (the "Tenant") for the property at (the "Premises").
1. Term
This is a lease beginning on . If fixed-term, it ends on unless renewed or terminated earlier in accordance with this Agreement and applicable law. If month-to-month, it continues until either party gives the notice required by the law of .
2. Rent
- Monthly rent:
- $
- Due date:
- Late fee:
- $
3. Security Deposit
The Tenant shall pay a security deposit of $. The Landlord shall return the deposit, less any lawful deductions with an itemized statement, within days of the Tenant vacating the Premises, in accordance with the law of .
4. Lead-Based Paint Disclosure
Housing built before 1978 may contain lead-based paint. Lead from paint, paint chips and dust can pose health hazards if not managed properly. The Landlord has provided the Tenant with the pamphlet "Protect Your Family From Lead In Your Home" and discloses any knowledge of lead-based paint or lead-based paint hazards in the Premises as set out in the attached Lead Warning Statement, in accordance with the federal Residential Lead-Based Paint Hazard Reduction Act and its implementing regulations (Title X, Section 1018).
5. Utilities and Maintenance
The Tenant is responsible for utilities and services used at the Premises except those the Landlord agrees in writing to provide. The Landlord shall maintain the Premises in a habitable condition and make repairs required by law; the Tenant shall keep the Premises clean and promptly report needed repairs.
6. Fair Housing
Nothing in this Agreement shall be applied in a manner inconsistent with the federal Fair Housing Act or applicable state and local fair housing laws.
7. General
This Agreement is governed by the law of and constitutes the entire agreement between the parties, superseding any prior discussions. It may be amended only in writing signed by both parties.
The Landlord
Date:
The Tenant
Date:
What a residential lease needs to cover
At a minimum: the parties, the property address, the term (fixed-term or month-to-month), the rent amount and due date, the security deposit amount and the conditions for its return, who pays which utilities, and each party's maintenance responsibilities. Beyond that baseline, states differ sharply in what they additionally require — some cap deposits, some mandate specific move-in disclosures, and a growing number require specific language about bed bugs, mould, flood history or the presence of registered sex offenders nearby.
This is the single biggest reason a generic downloaded lease goes wrong: it either omits a disclosure a state requires (which can void a landlord's right to keep part of the deposit, or worse) or it includes language that doesn't apply anywhere and just looks unprofessional.
The one disclosure every US lease needs: lead paint
If the property was built before 1978, federal law requires the landlord to give the tenant a copy of the EPA pamphlet "Protect Your Family From Lead In Your Home," a signed Lead Warning Statement disclosing any known lead-based paint or hazards, and any records or reports the landlord has about lead paint in the property. This applies in every state — there is no opt-out and no state exception. This template includes the disclosure and warning statement as a standard clause; you only need to attach the pamphlet itself, which is free from the EPA.
Security deposits vary a great deal by state
Some states cap the deposit at a set number of months' rent; others set none. Return deadlines after move-out commonly range from 14 to 45 days, and many states require an itemised list of any deductions. Because this varies so much, this template leaves the deposit-return timeframe as a field you set to match your state's rule rather than guessing at a number that might be wrong for your state.
The clauses, explained
- Parties and property
- Full legal names of landlord and tenant and the complete property address, including unit number if applicable.
- Term
- Fixed-term leases end on a stated date; month-to-month leases continue until either party gives the required notice. State the type clearly — this affects how and when either side can end the tenancy.
- Rent and late fees
- The rent amount, due date and accepted payment methods, plus any grace period and late fee. Some states cap late fees or require a grace period — check your state's rule before setting a figure.
- Security deposit
- The deposit amount and the timeframe for its return after move-out, with a requirement to itemise any deductions. Set the deposit-return-days field to match your state's statutory deadline.
- Lead-based paint disclosure
- Federally mandated for any property built before 1978 — a Lead Warning Statement plus the EPA pamphlet. Included as standard in this template; remove it only if the property was built in 1978 or later.
- Utilities and maintenance
- States who pays for which utility and who is responsible for routine maintenance versus structural repairs.
- Pets
- Optional clause recording whether pets are permitted, any pet deposit or fee, and any restrictions.
- Governing law
- The state whose law governs the lease — normally the state where the property is located.
Requirements checklist
These apply regardless of state. For state-specific deposit caps, disclosure duties and notice periods, check your state's landlord-tenant statute or housing agency before finalising the lease.
Federal lead-based paint disclosure
Mandatory for any property built before 1978: give the tenant the EPA pamphlet "Protect Your Family From Lead In Your Home," a signed Lead Warning Statement, and any known records of lead-based paint. No state exception exists.
EPA Real Estate Notification and Disclosure Rule (Title X, Section 1018)Fair housing
The lease and the leasing process must not discriminate on the basis of race, colour, national origin, religion, sex, familial status or disability under the federal Fair Housing Act, regardless of what the lease itself says.
HUD — Fair Housing Act overview
How to use this template
- Fill in the parties and property. Tap the highlighted blanks and type the landlord's and tenant's names and the full property address.
- Set the term, rent and deposit. Choose fixed-term or month-to-month in the document, then fill in the rent amount and due date, and the deposit amount and return timeframe for your state.
- Confirm the lead-paint disclosure. Leave the disclosure clause in the lease if the property was built before 1978, and remove it only if it was built later. Attach the EPA pamphlet separately when you sign.
- Add any optional clauses. The pets clause sits in the lease with its own Add control — add it if relevant and fill in any pet deposit or restriction.
- Sign, download and check your state's rules. Sign on the signature line — the tenant can sign on the same screen — then download the lease as a Word or PDF file and check your state's specific deposit cap, disclosure and notice requirements before signing.
Frequently asked questions
Is a written lease legally required in the US?
Most states allow an oral lease for a tenancy of a year or less, but a written lease is what actually protects both sides if there's ever a dispute over rent, deposits or move-out condition. Some states do require specific leases to be in writing regardless of length — check your state's statute of frauds rule for real property.
Do I need the lead-paint disclosure for a newer building?
No — it only applies to housing built before 1978. If your property was built in 1978 or later, you can remove that clause from the document.
How much can I charge for a security deposit?
It depends entirely on your state — some cap it at one or two months' rent, others set no cap at all. This template lets you enter the deposit amount and return timeframe as fields rather than assuming a figure, precisely because this varies so much by state.
What happens if I don't give the lead-paint disclosure?
Landlords who fail to disclose known lead-based paint hazards on a pre-1978 property can face federal civil penalties, and in some cases treble damages in a private lawsuit. It is one of the few landlord-tenant rules enforced federally rather than by the state.
Can I use this template for a specific state like California?
Use this general US template as your starting point, but check our dedicated California lease template first if your property is there — California has several mandatory disclosures (deposit cap, a specific sex-offender-database notice, bed-bug disclosure and waterbed rules) that this general template doesn't include.
Can I charge a pet deposit or pet rent?
In most states, yes, subject to your state's overall deposit cap if one exists (some states count a pet deposit toward that cap; others treat it separately). Emotional support and service animals are a different category under fair housing law — the disability accommodation rules apply and a landlord generally cannot charge a pet deposit for those animals.
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Disclaimer
This template and guide are provided for general information only and do not constitute legal advice. Landlord-tenant law is set mainly at the state level and varies significantly. For the specific deposit caps, disclosures and notice periods that apply to your property, check your state's housing agency or consult a local attorney before finalising a lease.
