Rhode Island Eviction Laws
Rhode Island rules on eviction for renters and landlords, with the statute or official page behind each answer. Last verified: 2026-10-22.
Short answer: 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
The rules 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 |
|---|---|
| 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. |
How an eviction case 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
Landlords: how to evict a tenant in Rhode Island — steps, costs, timeline and forms.
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Related questions
- Can a landlord evict you without going to court, change the locks or shut off utilities?
- How long does an eviction take?
- How much notice does a landlord have to give before an eviction?
Rhode Island vs. neighboring states
| State | Notice for unpaid rent | Notice for lease violations | Lockouts & utility shutoffs |
|---|---|---|---|
| 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 | 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 | 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 |
| Connecticut | 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 | Written notice specifying the breach and terminating the lease on a date at least 15 days after receipt; if the breach can be fixed by repair or paying damages and the tenant does so within 15 days, the lease does not terminate. A repeat of substantially the same breach within 6 months allows termination without another cure chance. No cure notice is required for nonpayment, serious nuisance, or a § 47a-11(h) violation. Conn. Gen. Stat. § 47a-15 | Self-help eviction is illegal. Civil: 'entry and detainer' complaint to a Superior Court judge for being ousted, held out, or having property removed or detained; double damages plus costs. Criminal: landlord who, without a court order, deprives a tenant of access to the unit or possessions commits criminal lockout, a class C misdemeanor. Loss of landlord-supplied essential services is remedied under § 47a-13. Conn. Gen. Stat. §§ 47a-43, 47a-46, 53a-214, 47a-13 |
| Massachusetts | 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 | No single statutory period. Tenancy at will: the landlord generally ends it with a written notice to quit of at least 30 days (or one rental period, if longer) that expires at the end of a rental period, stating the lease violation as the reason. Unexpired lease: the lease itself controls the grounds for termination and the notice required. G.L. c. 186, § 12; Massachusetts Court System guidance | Illegal. A landlord who willfully fails to provide required utilities or services (heat, hot water, water, light, power, gas, elevator); interferes with them; shifts utility costs to the tenant without consent; interferes with quiet enjoyment; or tries to regain possession by force without court process faces: a criminal fine of $25-$300 or up to 6 months' imprisonment; and civil liability for actual and consequential damages or 3 months' rent, whichever is greater, plus costs and attorney's fees. A tenant removed or excluded without a valid court order may get back into the unit or end the lease, and may recover 3 months' rent or 3x actual damages, plus costs and attorney's fees. G.L. c. 186, §§ 14, 15F |
City rules that may add to state law
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- Free legal help in Rhode Island
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Rhode Island Eviction Laws FAQ
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)
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)
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.