Rhode Island Landlord-Tenant Law
The rules for renting in Rhode Island — security deposits, eviction, ending a lease, repairs and rent — with the statute or official page behind every answer.
Quick answers for Rhode Island
- Security deposit limit
- One month's periodic rent. A separate furniture deposit (also capped at one month's rent) is allowed only for furnished units whose furniture has a replacement value of $5,000 or more. R.I. Gen. Laws § 34-18-19(a), (e)
- Deposit return deadline
- 20 days after the latest of: termination of tenancy, delivery of possession, or the tenant providing a forwarding address. R.I. Gen. Laws § 34-18-19(b)
- Notice for unpaid rent
- Once rent is 15 days in arrears, landlord may mail a written demand; tenant has 5 days from mailing to pay or the rental agreement terminates. Landlord may file no earlier than the 6th day after mailing. R.I. Gen. Laws § 34-18-35
- Ending a month-to-month lease
- Month-to-month: at least 30 days' written notice by either landlord or tenant. Week-to-week: at least 10 days. Year-to-year: at least 3 months before the end of the year. R.I. Gen. Laws § 34-18-37
- Landlord entry notice
- At least 2 days' notice of intent to enter, at reasonable times, except in an emergency or when impracticable. Entry without consent allowed in emergencies, or during a tenant absence of more than 7 days if reasonably necessary to protect the property. R.I. Gen. Laws § 34-18-26
- Rent control / increase limits
- No statewide rent control or cap on the amount of rent increases; only notice requirements (60 days; 120 days for month-to-month tenants over 62). R.I. Gen. Laws § 34-18-16.1
Last verified against official sources: 2026-10-22
Main law: Residential Landlord and Tenant Act — R.I. Gen. Laws Chapter 34-18
Security Deposits in Rhode Island
| Security deposit limit | One month's periodic rent. A separate furniture deposit (also capped at one month's rent) is allowed only for furnished units whose furniture has a replacement value of $5,000 or more. Last amended 2015 and 2018. Cannot be waived in the lease (§ 34-18-19(h)). |
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| Deposit return deadline | 20 days after the latest of: termination of tenancy, delivery of possession, or the tenant providing a forwarding address. Source: R.I. Gen. Laws § 34-18-19(b) |
| Itemized deductions | Written itemized notice of deductions sent with the refund. Allowed deductions: unpaid accrued rent, reasonable cleaning, reasonable trash disposal, and damage beyond normal wear and tear caused by the tenant. Source: R.I. Gen. Laws § 34-18-19(b) |
| Interest on deposits | Not required by statute. § 34-18-19 contains no interest requirement. Source: R.I. Gen. Laws § 34-18-19 |
| Penalty for withholding | Amount due plus damages equal to twice the amount wrongfully withheld, plus reasonable attorney's fees. Source: R.I. Gen. Laws § 34-18-19(c) |
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Eviction in Rhode Island
| Notice for unpaid rent | Once rent is 15 days in arrears, landlord may mail a written demand; tenant has 5 days from mailing to pay or the rental agreement terminates. Landlord may file no earlier than the 6th day after mailing. Notice must be substantially in the statutory form (§ 34-18-56(a)). Tenant may cure at the hearing by paying arrears plus costs if no demand notice was received in the prior 6 months. Source: R.I. Gen. Laws § 34-18-35 |
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| Notice for lease violations | Written notice identifying the breach and the remedy, giving 20 days from mailing to cure and a termination date at least 21 days after mailing. Repeat of substantially the same breach within 6 months: at least 20 days' notice with no right to cure. No notice needed for violations of § 34-18-24(8)-(10). Landlord may file no earlier than the day after the termination date. Source: R.I. Gen. Laws § 34-18-36 |
| Lockouts & utility shutoffs | Self-help eviction prohibited, including cutting heat, water, hot water, electricity, gas or other essential services. Tenant may recover possession or terminate, and recover the greater of up to 3 months' periodic rent or three times actual damages, plus reasonable attorney's fees. Ban text: http://webserver.rilegislature.gov/Statutes/TITLE34/34-18/34-18-44.htm. On termination the landlord must return the deposit and all prepaid rent. |
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Notice to Vacate in Rhode Island
| Ending a month-to-month lease | Month-to-month: at least 30 days' written notice by either landlord or tenant. Week-to-week: at least 10 days. Year-to-year: at least 3 months before the end of the year. Notice must be substantially in the form in § 34-18-56(c). Rent increases require 60 days' written notice, 120 days for month-to-month tenants over 62 (§ 34-18-16.1, amended 2024). Source: R.I. Gen. Laws § 34-18-37 |
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Landlord Entry in Rhode Island
| Landlord entry notice | At least 2 days' notice of intent to enter, at reasonable times, except in an emergency or when impracticable. Entry without consent allowed in emergencies, or during a tenant absence of more than 7 days if reasonably necessary to protect the property. Source: R.I. Gen. Laws § 34-18-26 |
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Repairs & Habitability in Rhode Island
| Repair and deduct | Yes, for repairs costing less than $500 in aggregate per year: tenant gives written notice; if the landlord does not comply (or show good-faith ongoing efforts) within 20 days, the tenant may have the work done in a skilled, code-compliant manner and deduct the actual reasonable cost after giving an itemized statement. RECENT CHANGE: amended by P.L. 2023, chs. 286-287, eff. Jan. 1, 2024. Shorter wait allowed in emergencies. Not available if tenant/household caused the condition. Source: R.I. Gen. Laws § 34-18-30 |
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| Withholding rent | No self-help withholding statute. In a nonpayment or rent action, the tenant may counterclaim for the landlord's noncompliance; the court may order rent paid into court and nets the amounts owed - if no rent remains due, judgment for possession goes to the tenant. Landlord may recover attorney's fees if the defense is frivolous. Source: R.I. Gen. Laws § 34-18-32 |
| Retaliation protection | Landlord may not raise rent, decrease services, or bring/threaten a possession action because the tenant complained to a code-enforcement agency, complained to the landlord about maintenance violations, organized or joined a tenants' union, or exercised other lawful rights. Retaliation is presumed if the tenant complained within 6 months before the landlord's action. Remedies under § 34-18-34 and a defense to eviction. Presumption does not apply if the complaint came after notice of a rent increase/service reduction. Exceptions: tenant-caused violations, tenant in rent default. Source: R.I. Gen. Laws § 34-18-46 |
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Rent Increases & Late Fees in Rhode Island
| Rent control / increase limits | No statewide rent control or cap on the amount of rent increases; only notice requirements (60 days; 120 days for month-to-month tenants over 62). § 34-18-16.1 sets no limit on the amount of an increase (amended P.L. 2024, chs. 243-244, eff. June 24, 2024). The Residential Landlord and Tenant Act (ch. 34-18) contains no section barring local rent control, but no state law expressly authorizes it either; whether a city or town may adopt rent control has not been settled. Source: R.I. Gen. Laws § 34-18-16.1 |
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| Late fees | No statutory cap or grace period. Since Jan. 1, 2025, all fees beyond rent must be listed in the lease in the same section as rent (or in writing if no lease), with 30 days' written notice of changes; undisclosed fees are recoverable by the tenant (§ 34-18-15, P.L. 2024 chs. 308-309). Convenience fees on rent payments are banned unless a no-fee method is offered (§ 34-18-61, eff. Jan. 1, 2025). Source: None in Chapter 34-18 |
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Breaking a Lease in Rhode Island
| Ending a lease: domestic violence | Effective July 1, 2026: a tenant may end a lease without early-termination penalty or liability for future rent if the tenant or a household member was a victim of abuse, domestic violence, sexual assault or stalking within the last 150 days (or a new event in that window, combined with past abuse, causes fear for safety). The tenant must give the landlord written verification of a protective order, of having started a protective-order case, of a police report, or a written statement from a law enforcement official, attorney, health care provider, social worker, mental health counselor, therapist or victim advocate. The tenant must vacate within 30 days of notice (or as agreed) and owes rent only through the later of the termination date or move-out; deposit and prepaid rent are refunded under 34-18-19 within 20 days. Verification must be kept confidential. Landlords may not refuse to rent to someone for using this right, and must change locks on request within 2 business days (34-18-65). Waivers are void. Read from bill text (Substitute A); enactment and July 1, 2026 effective date confirmed by legislature press release https://www.rilegislature.gov/pressrelease/Lists/PressReleases/DispForm.aspx?ID=376754. Codified sections not yet posted on the statutes website as of this check; verify final enacted text matches Sub A. |
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| Ending a lease: military, medical, death | Seniors: a tenant 65 or older (or turning 65 during the lease) may terminate to enter an assisted living/residential care facility, a nursing facility, or federally designated elderly housing, by written notice with documentation of admission or pending admission; termination is effective no earlier than 45 days after the first rent due date following notice. Military: a servicemember may terminate on written notice plus a copy of orders when entering service after signing, or on permanent change of station or deployment of 90+ days; effective 30 days after the next rent due date (monthly leases) or the last day of the following month; no early termination charge and prepaid rent refunded within 30 days. No medical/disability or tenant-death termination right found. Source: R.I. Gen. Laws 34-18-15(e), (f) |
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Rental Fees in Rhode Island
| Application / screening fees | Banned since January 1, 2024: landlords, brokers and property managers may not require any rental application fee. They may require an official state criminal background check (BCI/AG/police) or a credit check, but if the applicant supplies one issued within the past 90 days no fee may be charged; otherwise the fee may not exceed the actual cost, and the applicant charged must receive a copy of the report. Landlords may obtain their own reports at their own expense. P.L. 2023, ch. 319 and ch. 320. Source: R.I. Gen. Laws 34-18-59 |
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| Other rental fees | Since January 1, 2025: (1) landlords may not charge a convenience fee on rent payments unless they also accept a form of rent payment that carries no convenience fee; (2) all fees beyond rent must be disclosed in the lease in the same section as the rent, with a statement that additional fees may apply (or, with no written lease, in a written list), and fee changes need 30 days' written notice; the lease must also disclose which utilities are included and any renter's insurance requirement. A tenant may recover any fees paid that were not disclosed as required. Fee disclosure text at http://webserver.rilegislature.gov/Statutes/TITLE34/34-18/34-18-15.htm (P.L. 2024, ch. 308/309). Disclosure rule does not apply where a subsidy program requires a different lease format. |
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Section 8, Records & Right to Counsel in Rhode Island
| Section 8 / source of income | Yes, statewide. Refusing to rent, or inquiring about, 'lawful source of income' is an unlawful housing practice. Lawful source of income includes child support, alimony, Social Security, SSI, other public assistance, and any federal, state or local rental assistance or housing subsidy, including Section 8 Housing Choice Vouchers, and any requirement associated with those programs. Definition at http://webserver.rilegislature.gov/Statutes/TITLE34/34-37/34-37-3.htm. The Act also bars inquiries about domestic abuse victim status and housing status. |
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| Eviction record sealing | Yes, by motion. Any party may move to seal an eviction case (nonpayment, noncompliance or holdover) at least 30 days after the appeal period ends. The court must seal if the case was dismissed on a motion to dismiss, was resolved by a stipulation whose terms were satisfied, any money judgment against the moving party was paid in full, or the case was dismissed for lack of prosecution after 5 years; the mover must have notified all parties, and only one sealing request is allowed per 5 years. Not automatic. Effective January 1, 2024 (P.L. 2023, ch. 362). Source: R.I. Gen. Laws 34-18-60 |
| Right to a lawyer in eviction | No statewide right to counsel in eviction cases. No right-to-counsel section appears in the chapter index; other titles not checked. Source: R.I. Gen. Laws ch. 34-18 |
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Mold, Pests, Heat & AC in Rhode Island
| Mold | No statute — general habitability/repair duty applies. Rhode Island has no mold disclosure, remediation or exposure-standard law for rentals; the landlord must comply with building and housing codes affecting health and safety and 'make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition.' The state Housing Maintenance and Occupancy Code (ch. 45-24.3) sets general sanitation and maintenance standards but does not specifically address mold. Tenant remedies include limited self-help repairs (§ 34-18-30) and code enforcement. |
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| Pests & bed bugs | Under the state Housing Maintenance and Occupancy Code, the occupant of a single-unit dwelling is responsible for extermination of insects, rodents and other pests, and an occupant in a multi-unit building is responsible when only that occupant's unit is infested. The owner is responsible when the infestation is caused by the owner's failure to keep the building rodent-proof or reasonably insect-proof, and whenever two or more units or shared/public areas are infested. No bed-bug-specific statute. 'Extermination' and 'infestation' are defined in § 45-24.3-5. The landlord must also comply with housing codes and keep common areas clean and safe (§ 34-18-22). Source: R.I. Gen. Laws § 45-24.3-6(i) |
| Heat | Yes. The landlord must supply reasonable heat as required by the state housing code (or stricter local code) between October 1 and May 1. Heating facilities must be capable of heating all habitable rooms, bathrooms and toilet compartments to at least 68°F, measured 18 inches above the floor, under average winter conditions. Exceptions: buildings not required to be equipped for heat, and units where the tenant controls a heating installation on a direct utility connection. Heat code: https://webserver.rilegislature.gov/Statutes/TITLE45/45-24.3/45-24.3-9.htm. If the landlord deliberately or negligently fails to supply heat, the tenant has remedies under § 34-18-31. Unvented flame space heaters are generally prohibited. |
| Air conditioning | No state requirement to provide air conditioning or a maximum indoor temperature. Landlord-supplied air-conditioning must be maintained in good and safe working order. Source: R.I. Gen. Laws § 34-18-22(a)(4) |
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Privacy, Guests & Animals in Rhode Island
| Cameras & privacy | No landlord-specific statute. Using or installing an imaging device, for sexual purposes, to capture images of another person's intimate areas without knowledge and consent where there is a reasonable expectation of privacy — or using an imaging device to look into an occupied dwelling for sexual purposes — is video voyeurism (up to 3 years and/or $5,000). Intercepting wire, electronic or oral communications is a felony unless the person is a party or one party consents (one-party consent). Wiretap statute: https://webserver.rilegislature.gov/Statutes/TITLE11/11-35/11-35-21.htm. Landlord entry generally requires two days' notice (§ 34-18-26); abuse of access has remedies under § 34-18-45. |
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| Guests & occupants | No statute on guests vs. tenants or roommate rights — the lease governs. The state housing code sets minimum space standards that cap occupancy: at least 150 sq ft of habitable floor space for the first occupant and 130 sq ft for each additional occupant, and sleeping rooms need 70 sq ft for the first occupant and 50 sq ft for each additional one. Tenants must make persons on the premises with their consent not disturb neighbors. Local codes may be stricter. Occupancy limits may not be applied to discriminate based on familial status. |
| Service & support animals (state law) | Rhode Island's fair-housing law requires owners to make reasonable accommodations in rules, policies, practices or services when necessary for an occupant with a disability to use and enjoy a dwelling, which covers assistance animal requests. A person with a disability who has a guide dog or other 'personal assistive animal' (an animal trained by a certified training program to help with independent living tasks) is entitled to full and equal access to housing and may not be charged extra for the animal, but is liable for damage it causes. There is no housing-specific statute on emotional support animal documentation. Misrepresenting a pet as a service animal is a civil violation (up to 30 hours of community service), but that law applies to public areas, not housing. Misrepresentation statute: https://webserver.rilegislature.gov/Statutes/TITLE40/40-9.1/40-9.1-3.1.htm. Federal Fair Housing Act rules on documentation and fees apply. |
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How eviction works in Rhode Island
Eviction cases are heard in: District Court (or applicable housing court).
- Notice: 5-day demand after rent is 15 days late (§ 34-18-35), 20-day breach notice (§ 34-18-36), or 30-day periodic termination notice (§ 34-18-37)
- File complaint in District Court on statutory forms (§ 34-18-56)
- Nonpayment: clerk sets hearing 14 to 24 days after filing; summons, complaint and blank answer mailed on filing day and served by sheriff/constable at least 5 days before hearing (§ 34-18-10(a))
- Tenant may answer before or at the hearing in nonpayment cases (§ 34-18-35); in breach/holdover cases the tenant has 20 days from service to answer (§ 34-18-36(c))
- Hearing and judgment for possession and damages
- If no appeal, execution may issue on the 6th day after judgment (§ 34-18-48)
- Execution carried out by the division of sheriffs or a certified constable
Nonpayment: hearing 14-24 days after filing; answer at or before hearing. Other evictions: 20 days from service to answer.
Source: R.I. Gen. Laws §§ 34-18-10, 34-18-35, 34-18-36, 34-18-48
What surprises people about Rhode Island rental law
- Landlords cannot charge rental application fees (since Jan. 1, 2024); background/credit check fees limited to actual cost and waived if tenant supplies a check issued within 90 days (R.I. Gen. Laws § 34-18-59)
- Rent cannot be considered late for eviction until 15 days in arrears (R.I. Gen. Laws § 34-18-35)
- Lockouts/utility shutoffs expose landlords to 3 months' rent or treble damages plus attorney's fees (R.I. Gen. Laws § 34-18-34)
- Tenants over 62 on month-to-month get 120 days' notice of rent increases (R.I. Gen. Laws § 34-18-16.1)
- Eviction records can be sealed in some situations, e.g., dismissed cases or paid judgments, once per 5 years (R.I. Gen. Laws § 34-18-60, eff. Jan. 1, 2024)
- All non-rent fees must be disclosed in the lease next to the rent; convenience fees for paying rent are banned (R.I. Gen. Laws §§ 34-18-15, 34-18-61, eff. Jan. 1, 2025)
Federal law that also applies in Rhode Island
These federal rules apply on top of Rhode Island law, mostly to discrimination, servicemembers, survivors and federally assisted housing:
- Fair Housing Act: protected classes, covered housing and exemptions: Save every listing, text and email. A discriminatory ad is illegal even when the landlord's unit is otherwise exempt. More
- Assistance animals (service and emotional support animals) in housing: Ask for the accommodation in writing, keep a copy, and if a disability or the need for the animal is not obvious, offer reliable documentation of it. More
- Servicemembers Civil Relief Act: ending a lease early: Deliver the notice and orders by a method you can prove, such as certified mail with return receipt, and keep copies. More
- Servicemembers Civil Relief Act: eviction protection: Tell the court in writing that you or your spouse are on active duty and ask for an SCRA stay. More
- VAWA housing protections: Ask the landlord or housing authority for its VAWA emergency transfer plan and request a transfer in writing. More
- CARES Act 30-day notice to vacate (covered dwellings): If your building has a federally backed mortgage or federal subsidy and you received less than 30 days' notice to vacate, raise the CARES Act as a defense. More
- HUD 30-day nonpayment notice (public housing and project-based Section 8): If you pay the full amount listed in the notice within 30 days, the landlord cannot file for eviction over that rent. More
- Housing Choice Voucher (Section 8) basics for private landlords: If a voucher landlord asks for 'side payments' above your share of the rent, refuse and report it to your PHA. More
- Lead-based paint disclosure (pre-1978 housing): If your pre-1978 lease came with no lead disclosure form and pamphlet, ask for them in writing before signing. More
- FCRA tenant screening: adverse action notices and disputes: Request your free report from the screening company within 60 days of a denial and dispute any errors in writing with supporting documents. More
- Rental 'junk fee' rulemaking and enforcement (FTC/CFPB): Before paying an application fee, ask in writing for the total monthly cost including every mandatory fee. More
- Federal eviction moratoria: Check your state and city rules, since any eviction pause now comes from local, not federal, law. More
City rules in Rhode Island
These cities add their own tenant protections on top of state law:
Eviction by county in Rhode Island
Which court hears evictions, filing fees, local rent levels and help:
For landlords
How to evict a tenant in Rhode Island — steps, cost, timeline and forms.
Common Rhode Island questions
- Can a landlord enter without notice or permission?
- How long does a landlord have to return a security deposit?
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- Can I withhold rent for repairs?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
- Can a landlord raise the rent in the middle of a lease?
- How much notice does a landlord have to give to end a lease or not renew?
- How much can a landlord charge for a late fee?
- Can a landlord retaliate against a tenant for complaining?
- How much can a landlord charge for a security deposit?
- How long does a landlord have to sue for unpaid rent or damages?
- Can a landlord accept rent during an eviction?
- Can you be evicted in the winter?
- Can a landlord give an eviction notice by text or email?
- How much notice does a landlord have to give before raising the rent?
- Does a landlord have to give you a copy of the lease?
- What happens to tenants if the landlord goes into foreclosure?
- How long does a landlord have to keep a tenant's belongings?
- How do you remove a squatter?
- How much can a landlord charge for a rental application fee?
- What rental fees are illegal (junk fees)?
- Can I break my lease because of domestic violence?
- Can I break my lease for military orders, medical reasons or a death?
- Can a landlord refuse Section 8?
- Can an eviction be removed from your record?
- Do tenants get a free lawyer for an eviction?
- What are my rights without a written lease?
- Does a landlord have to fix mold?
- Who pays for pest control and bed bugs in a rental?
- Does a landlord have to provide heat?
- Does a landlord have to provide air conditioning?
- What can a landlord charge for at move-out (cleaning, painting, carpet)?
- Can a landlord put cameras in or around a rental?
- Can a landlord limit overnight guests or roommates?
- Can a landlord deny a service or emotional support animal?
- Can a landlord evict you for no reason?
Free calculators
- Notice Deadline Calculator
- Security Deposit Deadline Calculator
- Late Fee Checker
- Rent Increase Calculator
How Rhode Island compares to neighboring states
| State | Security deposit limit | Deposit return deadline | Notice for unpaid rent |
|---|---|---|---|
| Rhode Island | One month's periodic rent. A separate furniture deposit (also capped at one month's rent) is allowed only for furnished units whose furniture has a replacement value of $5,000 or more. R.I. Gen. Laws § 34-18-19(a), (e) | 20 days after the latest of: termination of tenancy, delivery of possession, or the tenant providing a forwarding address. R.I. Gen. Laws § 34-18-19(b) | Once rent is 15 days in arrears, landlord may mail a written demand; tenant has 5 days from mailing to pay or the rental agreement terminates. Landlord may file no earlier than the 6th day after mailing. R.I. Gen. Laws § 34-18-35 |
| Connecticut | 2 months' rent; 1 month's rent if the tenant is 62 or older. A tenant who turns 62 after paying more than one month's rent can ask for the excess back. Conn. Gen. Stat. § 47a-21(b) | 21 days after the tenancy ends, or 15 days after the landlord receives the tenant's written forwarding address, whichever is later. Conn. Gen. Stat. § 47a-21(d)(2) | Rent is not 'unpaid' for eviction purposes until a 9-day grace period passes (4 days for week-to-week). Landlord then serves a written Notice to Quit giving at least 3 days before the quit date. From Jan. 1, 2026, the grace period is extended 5 more days if the landlord's online payment system prevented on-time payment. Conn. Gen. Stat. §§ 47a-15a(a), 47a-23 |
| Massachusetts | Security deposit may not exceed one month's rent. At or before the start of a tenancy a landlord (or the landlord's agent) may require only: first full month's rent, last full month's rent (at the same rate as the first), a security deposit of up to one month's rent, and the purchase and installation cost of a new lock and key. No other upfront charges (e.g., application, pet, or landlord-side broker fees) are allowed. G.L. c. 186, § 15B(1)(b) | 30 days after the tenancy ends (end of a tenancy at will or end of the lease term). The landlord must return the deposit, or whatever balance remains, with any accrued interest. G.L. c. 186, § 15B(4) | 14 days' written notice to quit. For tenants at will: a tenant who has not received a similar notice in the previous 12 months can cure by paying the full rent due within 10 days after receiving the notice, and the notice must state this right. For tenants with a lease: the tenant can cure by paying all rent due, plus interest and costs, on or before the day the answer is due in the eviction case. G.L. c. 186, §§ 11, 12, 31 |
Rhode Island landlord-tenant FAQ
How much can a landlord charge for a security deposit in Rhode Island?
One month's periodic rent. A separate furniture deposit (also capped at one month's rent) is allowed only for furnished units whose furniture has a replacement value of $5,000 or more. (R.I. Gen. Laws § 34-18-19(a), (e))
How long does a landlord have to return a security deposit in Rhode Island?
20 days after the latest of: termination of tenancy, delivery of possession, or the tenant providing a forwarding address. (R.I. Gen. Laws § 34-18-19(b))
Does a landlord have to pay interest on a security deposit in Rhode Island?
Not required by statute. (R.I. Gen. Laws § 34-18-19)
Does a landlord in Rhode Island have to give an itemized list of deposit deductions?
Written itemized notice of deductions sent with the refund. Allowed deductions: unpaid accrued rent, reasonable cleaning, reasonable trash disposal, and damage beyond normal wear and tear caused by the tenant. (R.I. Gen. Laws § 34-18-19(b))
What happens if a landlord in Rhode Island wrongfully keeps a security deposit?
Amount due plus damages equal to twice the amount wrongfully withheld, plus reasonable attorney's fees. (R.I. Gen. Laws § 34-18-19(c))
How much notice does a landlord have to give before evicting for unpaid rent in Rhode Island?
Once rent is 15 days in arrears, landlord may mail a written demand; tenant has 5 days from mailing to pay or the rental agreement terminates. Landlord may file no earlier than the 6th day after mailing. (R.I. Gen. Laws § 34-18-35)
How much notice is required to evict for a lease violation in Rhode Island?
Written notice identifying the breach and the remedy, giving 20 days from mailing to cure and a termination date at least 21 days after mailing. Repeat of substantially the same breach within 6 months: at least 20 days' notice with no right to cure. No notice needed for violations of § 34-18-24(8)-(10). (R.I. Gen. Laws § 34-18-36)
How much notice is needed to end a month-to-month lease in Rhode Island?
Month-to-month: at least 30 days' written notice by either landlord or tenant. Week-to-week: at least 10 days. Year-to-year: at least 3 months before the end of the year. (R.I. Gen. Laws § 34-18-37)
Can a landlord enter without notice in Rhode Island?
At least 2 days' notice of intent to enter, at reasonable times, except in an emergency or when impracticable. Entry without consent allowed in emergencies, or during a tenant absence of more than 7 days if reasonably necessary to protect the property. (R.I. Gen. Laws § 34-18-26)
Is there a limit on late fees in Rhode Island?
No statutory cap or grace period. (None in Chapter 34-18)
Can a tenant repair and deduct from rent in Rhode Island?
Yes, for repairs costing less than $500 in aggregate per year: tenant gives written notice; if the landlord does not comply (or show good-faith ongoing efforts) within 20 days, the tenant may have the work done in a skilled, code-compliant manner and deduct the actual reasonable cost after giving an itemized statement. (R.I. Gen. Laws § 34-18-30)
Can a tenant withhold rent for repairs in Rhode Island?
No self-help withholding statute. In a nonpayment or rent action, the tenant may counterclaim for the landlord's noncompliance; the court may order rent paid into court and nets the amounts owed - if no rent remains due, judgment for possession goes to the tenant. (R.I. Gen. Laws § 34-18-32)
Can a landlord retaliate against a tenant for complaining in Rhode Island?
Landlord may not raise rent, decrease services, or bring/threaten a possession action because the tenant complained to a code-enforcement agency, complained to the landlord about maintenance violations, organized or joined a tenants' union, or exercised other lawful rights. Retaliation is presumed if the tenant complained within 6 months before the landlord's action. (R.I. Gen. Laws § 34-18-46)
Is there rent control or a limit on rent increases in Rhode Island?
No statewide rent control or cap on the amount of rent increases; only notice requirements (60 days; 120 days for month-to-month tenants over 62). (R.I. Gen. Laws § 34-18-16.1)
Can a landlord change the locks or shut off utilities in Rhode Island?
Self-help eviction prohibited, including cutting heat, water, hot water, electricity, gas or other essential services. Tenant may recover possession or terminate, and recover the greater of up to 3 months' periodic rent or three times actual damages, plus reasonable attorney's fees. (R.I. Gen. Laws §§ 34-18-44, 34-18-34)
What is the small claims court limit in Rhode Island for a deposit dispute?
$5,000 (exclusive of interest and costs) (R.I. Gen. Laws § 10-16-1)
Is there a limit on rental application fees in Rhode Island?
Banned since January 1, 2024: landlords, brokers and property managers may not require any rental application fee. They may require an official state criminal background check (BCI/AG/police) or a credit check, but if the applicant supplies one issued within the past 90 days no fee may be charged; otherwise the fee may not exceed the actual cost, and the applicant charged must receive a copy of the report. Landlords may obtain their own reports at their own expense. (R.I. Gen. Laws 34-18-59)
What rental fees are banned or limited in Rhode Island?
Since January 1, 2025: (1) landlords may not charge a convenience fee on rent payments unless they also accept a form of rent payment that carries no convenience fee; (2) all fees beyond rent must be disclosed in the lease in the same section as the rent, with a statement that additional fees may apply (or, with no written lease, in a written list), and fee changes need 30 days' written notice; the lease must also disclose which utilities are included and any renter's insurance requirement. A tenant may recover any fees paid that were not disclosed as required. (R.I. Gen. Laws 34-18-61; 34-18-15(a)(1)-(5))
Can a domestic violence survivor break a lease in Rhode Island?
Effective July 1, 2026: a tenant may end a lease without early-termination penalty or liability for future rent if the tenant or a household member was a victim of abuse, domestic violence, sexual assault or stalking within the last 150 days (or a new event in that window, combined with past abuse, causes fear for safety). The tenant must give the landlord written verification of a protective order, of having started a protective-order case, of a police report, or a written statement from a law enforcement official, attorney, health care provider, social worker, mental health counselor, therapist or victim advocate. The tenant must vacate within 30 days of notice (or as agreed) and owes rent only through the later of the termination date or move-out; deposit and prepaid rent are refunded under 34-18-19 within 20 days. Verification must be kept confidential. Landlords may not refuse to rent to someone for using this right, and must change locks on request within 2 business days (34-18-65). Waivers are void. (R.I. Gen. Laws 34-18-63 to 34-18-65 (2026-S 2291A / H 7199A, Rhode Island Survivor Early Lease Termination Act))
When can a tenant break a lease without penalty in Rhode Island?
Seniors: a tenant 65 or older (or turning 65 during the lease) may terminate to enter an assisted living/residential care facility, a nursing facility, or federally designated elderly housing, by written notice with documentation of admission or pending admission; termination is effective no earlier than 45 days after the first rent due date following notice. Military: a servicemember may terminate on written notice plus a copy of orders when entering service after signing, or on permanent change of station or deployment of 90+ days; effective 30 days after the next rent due date (monthly leases) or the last day of the following month; no early termination charge and prepaid rent refunded within 30 days. No medical/disability or tenant-death termination right found. (R.I. Gen. Laws 34-18-15(e), (f))
Can an eviction record be sealed or removed in Rhode Island?
Yes, by motion. Any party may move to seal an eviction case (nonpayment, noncompliance or holdover) at least 30 days after the appeal period ends. The court must seal if the case was dismissed on a motion to dismiss, was resolved by a stipulation whose terms were satisfied, any money judgment against the moving party was paid in full, or the case was dismissed for lack of prosecution after 5 years; the mover must have notified all parties, and only one sealing request is allowed per 5 years. Not automatic. (R.I. Gen. Laws 34-18-60)
Can a landlord refuse Section 8 vouchers in Rhode Island?
Yes, statewide. Refusing to rent, or inquiring about, 'lawful source of income' is an unlawful housing practice. Lawful source of income includes child support, alimony, Social Security, SSI, other public assistance, and any federal, state or local rental assistance or housing subsidy, including Section 8 Housing Choice Vouchers, and any requirement associated with those programs. (R.I. Gen. Laws 34-37-4(a); 34-37-3(18))
Do tenants have a right to a free lawyer in eviction cases in Rhode Island?
No statewide right to counsel in eviction cases. (R.I. Gen. Laws ch. 34-18)
What does a Rhode Island notice to pay rent or quit have to include?
Once rent is 15 days in arrears, the landlord must send a written five-day demand notice substantially in the statutory form (34-18-56(a)): date of mailing, statement that the tenant is more than 15 days in arrears, the amount of rent in arrears, demand for payment, and that unless all arrears are paid within 5 days of mailing an eviction may be filed; it also tells the tenant defenses can be raised at the hearing. The form includes the landlord's certification of mailing by regular first-class U.S. mail. The eviction complaint may be filed no earlier than the 6th day after mailing. If no demand notice was sent within the prior 6 months, the tenant may cure at the hearing by paying all arrears plus court costs. (R.I. Gen. Laws 34-18-35; 34-18-56(a))
What does a Rhode Island notice to end a month-to-month tenancy have to include?
Written notice substantially in the statutory 'Notice of Termination of Tenancy' form (34-18-56(c)) delivered at least 30 days before the termination date (month-to-month or other periodic tenancies of more than a month and less than a year); 10 days for week-to-week; 3 months before the end of the occupation year for year-to-year. The form states the date of mailing, directs the tenant to vacate and deliver control on the first day after the end of the current rental period (insert date), states rent must still be paid until then, and that eviction may follow without further notice with defenses raised at the hearing. Delivery: in hand or first-class mail to the tenant's designated address or last known residence. (R.I. Gen. Laws 34-18-37; 34-18-56(c); 34-18-14(b))
What must a Rhode Island security deposit itemization include?
Deductions limited to unpaid accrued rent, reasonable cleaning, reasonable trash disposal, and physical damage beyond ordinary wear and tear from the tenant's noncompliance, all itemized in a written notice delivered to the tenant together with the balance due, within 20 days after the later of termination, delivery of possession, or the tenant giving a forwarding address. Same rules for a separate furniture deposit. Failure: amount due plus twice the amount wrongfully withheld and reasonable attorney fees. No lease waiver allowed. (R.I. Gen. Laws 34-18-19(b)-(c), (f), (h))
How long does a landlord have to sue for unpaid rent in Rhode Island?
10 years — Rhode Island's general civil statute of limitations covers contract claims, written or oral. (R.I. Gen. Laws § 9-1-13(a))
Can a landlord accept rent during an eviction in Rhode Island?
Yes, by statute. If the landlord accepts rent knowing the tenant is in default, or accepts performance that varies from the lease, the landlord waives the right to terminate for that breach unless the landlord gives written notice within 10 days. Accepting partial rent does not waive the unpaid balance, and acceptance does not waive the landlord's other remedies for the default. In a nonpayment case, the tenant may cure by paying the full rent before suit is filed. If the tenant has not received a demand notice in the previous 6 months, the tenant may also cure at the hearing by paying the arrears plus court costs. (R.I. Gen. Laws §§ 34-18-41, 34-18-35(e))
Can you be evicted in the winter in Rhode Island?
No statute — the Residential Landlord and Tenant Act (R.I. Gen. Laws ch. 34-18) sets no winter or cold-weather limit on evictions. (R.I. Gen. Laws ch. 34-18 (index) checked)
Can a landlord give notice by text or email in Rhode Island?
Under the Act, a notice is received when it comes to the person's attention or is delivered by hand or sent by first-class mail to the address the person designated (otherwise, the last known residence). The 5-day nonpayment demand is mailed, and the cure period runs from the date of mailing. Termination notices must be written and substantially follow the statutory forms. No statute addresses email or text notices. (R.I. Gen. Laws §§ 34-18-14(b), 34-18-35(a), 34-18-37, 34-18-56)
How much notice is required for a rent increase in Rhode Island?
At least 60 days' written notice before any residential rent increase. At least 120 days' notice for month-to-month tenants over age 62. Independent-living, assisted-living, and congregate-care facilities are excluded. No statewide cap on the amount. Fees beyond rent must be disclosed, and a change in required fees needs 30 days' written notice. (R.I. Gen. Laws §§ 34-18-16.1, 34-18-15(a)(2))
Does a landlord have to give a copy of the lease in Rhode Island?
No statute requires handing the tenant a signed copy of the lease. At or before move-in, the landlord must disclose in writing the name, address, and phone number of the manager and of the owner (or the owner's agent for notices and service), and keep it current. The lease (or a written statement, if there is no written lease) must disclose all fees beyond rent next to the rent amount, which utilities are included, and any renters-insurance requirement. Undisclosed fees can be recovered. If the landlord does not sign the tenant-signed lease, accepting rent without reservation makes it binding anyway. (R.I. Gen. Laws §§ 34-18-20, 34-18-15(a)(1)-(5), 34-18-16)
What are tenants' rights in a foreclosure in Rhode Island?
For buildings with 4 or fewer units, a 'foreclosing owner' (the lender or its affiliate, an institutional mortgagee holding title within 3 years, or Fannie Mae or Freddie Mac) may not evict a bona fide tenant except for just cause, or when a binding sale to a bona fide third-party buyer exists (with disclosure), or under certain HUD/FHA occupied-conveyance rules. Within 30 days of foreclosure, the owner must post, mail, and slide under the door a notice with its contact information, the address for paying rent, and a continued-occupancy form. Eviction for cause cannot start until 30 days after that notice. Separately, a landlord 120 days delinquent on the mortgage must tell tenants the property may be foreclosed; tenants must keep paying rent until foreclosure. (R.I. Gen. Laws §§ 34-18-38.1, 34-18-38.2, 34-18-20(d))
Does a landlord have to fix mold in Rhode Island?
No statute — general habitability/repair duty applies. Rhode Island has no mold disclosure, remediation or exposure-standard law for rentals; the landlord must comply with building and housing codes affecting health and safety and 'make all repairs and do whatever is necessary to put and keep the premises in a fit and habitable condition.' (R.I. Gen. Laws § 34-18-22(a)(1)-(2))
Who pays for pest control and bed bugs in Rhode Island?
Under the state Housing Maintenance and Occupancy Code, the occupant of a single-unit dwelling is responsible for extermination of insects, rodents and other pests, and an occupant in a multi-unit building is responsible when only that occupant's unit is infested. The owner is responsible when the infestation is caused by the owner's failure to keep the building rodent-proof or reasonably insect-proof, and whenever two or more units or shared/public areas are infested. No bed-bug-specific statute. (R.I. Gen. Laws § 45-24.3-6(i))
Does a landlord have to provide heat in Rhode Island?
Yes. The landlord must supply reasonable heat as required by the state housing code (or stricter local code) between October 1 and May 1. Heating facilities must be capable of heating all habitable rooms, bathrooms and toilet compartments to at least 68°F, measured 18 inches above the floor, under average winter conditions. Exceptions: buildings not required to be equipped for heat, and units where the tenant controls a heating installation on a direct utility connection. (R.I. Gen. Laws §§ 34-18-22(a)(6), 45-24.3-9(1))
Does a landlord have to provide air conditioning in Rhode Island?
No state requirement to provide air conditioning or a maximum indoor temperature. Landlord-supplied air-conditioning must be maintained in good and safe working order. (R.I. Gen. Laws § 34-18-22(a)(4))
What can a landlord deduct from a deposit for cleaning or damage in Rhode Island?
Not defined, but excluded: the landlord may deduct only unpaid accrued rent, reasonable cleaning expenses, reasonable trash disposal expenses, and physical damage to the premises 'other than ordinary wear and tear' caused by the tenant's failure to meet statutory tenant duties, itemized in a written notice delivered with the balance within 20 days after the later of termination, delivery of possession, or the tenant providing a forwarding address. (R.I. Gen. Laws § 34-18-19(b)-(c))
Can a landlord put cameras in or around a rental in Rhode Island?
No landlord-specific statute. Using or installing an imaging device, for sexual purposes, to capture images of another person's intimate areas without knowledge and consent where there is a reasonable expectation of privacy — or using an imaging device to look into an occupied dwelling for sexual purposes — is video voyeurism (up to 3 years and/or $5,000). Intercepting wire, electronic or oral communications is a felony unless the person is a party or one party consents (one-party consent). (R.I. Gen. Laws §§ 11-64-2, 11-35-21)
Can a landlord limit guests or roommates in Rhode Island?
No statute on guests vs. tenants or roommate rights — the lease governs. The state housing code sets minimum space standards that cap occupancy: at least 150 sq ft of habitable floor space for the first occupant and 130 sq ft for each additional occupant, and sleeping rooms need 70 sq ft for the first occupant and 50 sq ft for each additional one. Tenants must make persons on the premises with their consent not disturb neighbors. (R.I. Gen. Laws §§ 45-24.3-11, 34-18-24(7))
Can a landlord deny a service or emotional support animal in Rhode Island?
Rhode Island's fair-housing law requires owners to make reasonable accommodations in rules, policies, practices or services when necessary for an occupant with a disability to use and enjoy a dwelling, which covers assistance animal requests. A person with a disability who has a guide dog or other 'personal assistive animal' (an animal trained by a certified training program to help with independent living tasks) is entitled to full and equal access to housing and may not be charged extra for the animal, but is liable for damage it causes. There is no housing-specific statute on emotional support animal documentation. Misrepresenting a pet as a service animal is a civil violation (up to 30 hours of community service), but that law applies to public areas, not housing. (R.I. Gen. Laws §§ 34-37-4(e)(1)-(2), 40-9.1-3.1)
Official resources for Rhode Island
- RI District Court - Landlord/Tenant Evictions
- RI Department of Housing - Landlord Tenant Handbook (updated Sept. 2024)
- RI General Laws Chapter 34-18 index
General legal information, not legal advice. Laws change and local rules can differ; check the linked official source or talk to a lawyer about your situation.