Free Residential Lease Agreement Template (Ready to E-Sign)
A residential lease agreement is the contract between a landlord and a tenant for renting a home: who pays what, for how long, and what happens when something breaks or someone wants out. This lease template covers every clause most landlords need, written in plain English, with notes on the federal lead paint rule and the state rules that change from place to place.
In 30 seconds
- A residential lease should name every adult tenant, the property, the term, rent, deposit, utilities, repairs, entry, pets and how the lease ends.
- For housing built before 1978, federal law requires a lead paint disclosure and the EPA pamphlet before the tenant signs.
- Security deposit caps, return deadlines and required notices vary by state and sometimes by city. Check yours before you sign.
- A lease can be signed electronically. Eviction notices, however, are excluded from the federal ESIGN Act.
What a residential lease agreement should include
Disputes between landlords and tenants almost always come from something the lease didn't say clearly. A solid lease covers:
- Parties: the landlord (or the management company) and every adult who will live in the unit. Each adult should sign, so each one is responsible for the rent.
- Property and term: the full address, unit number, parking or storage included, and whether it is a fixed-term lease or month-to-month.
- Money: monthly rent, due date, grace period, how to pay, late fee, returned-payment fee and the security deposit.
- Who pays what: utilities, lawn care, snow removal, trash, pest control.
- Use and occupancy: who may live there, guests, subletting, pets, smoking.
- Repairs and entry: how to report problems, what the tenant must fix, and how much notice the landlord gives before entering.
- Ending the lease: renewal, notice to move out, early termination and the move-out inspection.
- Required disclosures: lead paint for pre-1978 housing and anything your state or city adds.
Residential lease agreement template
This template is state-neutral. Where your state sets a limit or a deadline, the clause says "as allowed by law" so you can fill in the right number.
RESIDENTIAL LEASE AGREEMENT
This Residential Lease Agreement ("Lease") is made on ______________ (date) between:
Landlord: ______________________________, address: ______________________________, phone: ______________, email: ______________ ("Landlord"), and
Tenant(s): ______________________________ (list every adult occupant) ("Tenant"). If there is more than one Tenant, each is jointly and severally responsible for all obligations under this Lease.
1. Property. Landlord rents to Tenant the residence at ______________________________, Unit ______, City ______________, State ______, ZIP ______ (the "Property"), including: ☐ Parking space no. ______ ☐ Storage ☐ Appliances: ______________________________ ☐ Furnished (inventory attached).
2. Term. ☐ Fixed term: beginning ______________ and ending ______________. ☐ Month-to-month: beginning ______________ and continuing until either party gives at least ______ days' written notice, or the minimum notice required by law, whichever is longer.
At the end of a fixed term, this Lease ☐ ends ☐ continues month-to-month on the same terms unless either party gives ______ days' written notice.
3. Rent. Rent is $ ____________ per month, due on the ______ day of each month. Rent is paid by ☐ bank transfer ☐ online portal ☐ check ☐ money order ☐ other: ______________ to ______________________________. Rent for any partial first month is $ ____________. Landlord will give a receipt for any payment made in cash.
4. Late fee and returned payments. If rent is not received by the end of the ______ day of the month, Tenant will pay a late fee of $ ______, but not more than the maximum allowed by law. A returned or dishonored payment carries a fee of $ ______, as allowed by law.
5. Security deposit. Tenant pays a security deposit of $ ____________ on signing, which does not exceed the limit set by law. Landlord will hold the deposit as required by law (bank: ______________, if applicable). The deposit may be used for unpaid rent, damage beyond normal wear and tear, and other amounts Tenant owes under this Lease. It may not be used by Tenant as the last month's rent unless Landlord agrees in writing. Landlord will return the deposit, with an itemized statement of any deductions, to Tenant's forwarding address within the time required by law after Tenant moves out.
6. Utilities and services. Tenant pays: ☐ electricity ☐ gas ☐ water/sewer ☐ trash ☐ internet ☐ cable ☐ lawn care ☐ snow removal. Landlord pays: ☐ electricity ☐ gas ☐ water/sewer ☐ trash ☐ other: ______________. Tenant will set up the utilities in Tenant's name before the start date.
7. Occupants and guests. Only the Tenants named above and these minors may live at the Property: ______________________________. Guests may stay no more than ______ consecutive days, or ______ days in any 12 months, without Landlord's written consent.
8. Use of the property. Tenant will use the Property only as a private residence, will comply with all laws and any building or HOA rules (attached), and will not disturb neighbors or allow illegal activity.
9. Pets. ☐ No pets are allowed. ☐ The following pets are allowed: ______________________________, with a pet deposit or fee of $ ______ where allowed by law. Service animals and assistance animals are not pets and are allowed as required by fair housing laws.
10. Smoking. ☐ Smoking and vaping of any substance are not allowed anywhere on the Property. ☐ Smoking is allowed only in: ______________.
11. Subletting and assignment. Tenant may not sublet the Property, assign this Lease, or rent the Property for short stays (including through online platforms) without Landlord's prior written consent, except as the law otherwise provides.
12. Condition and move-in inspection. Tenant has inspected the Property and accepts it in its current condition, except as noted on the move-in checklist signed by both parties within ______ days of move-in.
13. Maintenance and repairs. Landlord will keep the Property in a safe, habitable condition as required by law and make necessary repairs within a reasonable time after notice. Tenant will keep the Property clean, promptly report any problem, leak, mold or pest in writing to ______________________________, replace light bulbs and smoke-alarm batteries, and pay for damage caused by Tenant, household members or guests beyond normal wear and tear. Tenant will not make alterations, paint or change locks without Landlord's written consent.
14. Landlord's entry. Landlord may enter the Property at reasonable times to inspect, make repairs or show it to prospective tenants or buyers, after giving at least ______ hours' notice, or the notice required by law if longer, except in an emergency.
15. Insurance. Landlord's insurance does not cover Tenant's belongings. Tenant ☐ is required ☐ is encouraged to carry renter's insurance with liability coverage of at least $ ____________.
16. Early termination. If Tenant wants to end a fixed-term Lease early, Tenant will give ______ days' written notice and ☐ pay an early termination fee of $ ______ ☐ remain responsible for rent until the Property is re-rented, subject to Landlord's duty to try to re-rent where the law requires it. Rights of tenants under federal or state law (for example, for military service members or victims of domestic violence) are not affected.
17. Moving out. At the end of the Lease, Tenant will return all keys, remove all belongings, leave the Property clean and in the same condition as at move-in except normal wear and tear, and give Landlord a forwarding address in writing.
18. Default. If Tenant fails to pay rent or breaks another term of this Lease, Landlord may end the Lease and seek possession only by following the notice and court procedures required by state law. Nothing in this Lease waives Tenant's rights under that law.
19. Disclosures and attachments. The following are attached and are part of this Lease: ☐ Lead-Based Paint Disclosure and EPA pamphlet (required for housing built before 1978) ☐ Move-in checklist ☐ Building or HOA rules ☐ Pet addendum ☐ State or local disclosures: ______________________________.
20. Notices. Notices under this Lease must be in writing and delivered to the addresses above, or by email to the addresses above where the law allows. Notices that the law requires to be delivered in a specific way (including eviction notices) will be delivered that way.
21. Entire agreement and other terms. This Lease and its attachments are the entire agreement between the parties. Changes must be in writing and signed by both parties. If any part of this Lease is found invalid, the rest remains in effect. This Lease is governed by the laws of the state where the Property is located. The parties agree that this Lease may be signed electronically and in counterparts.
Landlord: ______________________________ Signature: ______________________________ Date: ______________
Tenant: ______________________________ Signature: ______________________________ Date: ______________
Tenant: ______________________________ Signature: ______________________________ Date: ______________
Fill it in and sign it free⬇ Download as Word (.docx)Free, no account.
How to sign the lease with your tenants online
- Upload the lease. Fill it in, attach the disclosures and save it all as one PDF. Upload it to MultiDocs.
- Place the fields. A signature, initials on each page if you like, and a date for each tenant and for you. Add checkboxes for the lead paint acknowledgments and an "ask for a document" field for a photo ID or proof of renter's insurance.
- Send it. Email, text message, WhatsApp or a link. Up to 20 signers per lease, at the same time or in order (tenants first, landlord last). Managing a building? Bulk send a lease renewal or addendum to every tenant at once.
- Get it back with the audit trail. Everyone gets the signed lease with a certificate showing who signed, when, from which device and the document's SHA-256 fingerprint.
Lead paint disclosure for homes built before 1978
Under the Residential Lead-Based Paint Hazard Reduction Act of 1992, landlords of most housing built before 1978 must, before the tenant is bound by the lease: give the tenant the EPA pamphlet Protect Your Family From Lead in Your Home, disclose any known lead-based paint or hazards and any reports, include a Lead Warning Statement in the lease or an attachment, and keep the signed disclosure for three years. The rule is enforced by EPA and HUD.
There are exceptions, including leases of 100 days or less that can't be renewed or extended, zero-bedroom units such as studios and housing for the elderly or people with disabilities (in both cases unless a child under 6 lives or is expected to live there), and housing certified lead-free by a certified inspector. Check the EPA page before relying on one.
State differences you must check
Landlord-tenant law is mostly state law, and many cities add their own rules. The points that change most often are:
- Security deposit limits. Some states cap the deposit, often at one or two months' rent; others set no cap. California, for example, generally limits it to one month's rent since July 1, 2024 (some small landlords may ask for two), and New York to one month since 2019.
- Deposit return deadlines range from about two weeks to 60 days, and some states require interest or a separate account.
- Late fees. Several states cap them or require a grace period.
- Notice before entry is set by statute in many states, commonly 24 to 48 hours.
- Required disclosures beyond lead paint: mold, flood zones, bed bugs, smoking policy, the owner or agent's name, and rent control or "just cause" rules in some cities.
- Notice to end a month-to-month tenancy and the eviction process.
Every landlord must also follow the federal Fair Housing Act, which bars discrimination based on race, color, religion, sex, familial status, national origin or disability (42 U.S.C. § 3604), plus any classes your state or city adds.
Can a lease be signed electronically? Yes. The ESIGN Act and state UETA laws cover leases. What the ESIGN Act excludes is notices of default, foreclosure or eviction on a primary residence (15 U.S.C. § 7003(b)), so serve those the way your state requires. See documents that can't be e-signed.
This is general information, not legal advice. For your specific situation, ask a lawyer licensed in your state.
FAQs
Is an electronically signed lease legally binding?
Yes. Under the federal ESIGN Act and your state's electronic signature law, an e-signed lease has the same effect as a paper one. Keep the certificate with the signed lease as proof.
What is the difference between a lease and a rental agreement?
People use both terms loosely. Usually a "lease" has a fixed term, such as 12 months, and a "rental agreement" runs month to month. This template works for both.
Do all adult occupants need to sign the lease?
It is strongly recommended. Each adult who signs is responsible for the full rent, and you have a contract with each of them.
How much can I charge for a security deposit?
It depends on your state, and sometimes your city. Some states cap it at one or two months' rent and others have no cap. Check your state's landlord-tenant statute.
Do I need a lead paint disclosure?
Yes, if the home was built before 1978 and no exception applies. You must give the EPA pamphlet, disclose known lead hazards and keep the signed disclosure for three years.
Can I add clauses to this template?
Yes. Add pet, parking, pool or HOA addenda as needed. Avoid clauses your state bans, such as waiving the tenant's right to repairs or to a court process.
Can I send an eviction notice by e-signature?
No. The federal ESIGN Act excludes notices of eviction on a primary residence, and states set strict rules for how they are served.
Official sources
- EPA: Real estate disclosures about potential lead hazards
- eCFR: 40 CFR Part 745, Subpart F (lead disclosure for sale or lease)
- Cornell LII: 42 U.S.C. § 3604 (Fair Housing Act)
- Cornell LII: 15 U.S.C. § 7003 (ESIGN exclusions)
We checked each source on November 6, 2026. If you spot an out-of-date fact, write to us at info@multidocs.es.