Rhode Island Residential Lease Agreement
A free Rhode Island lease template, plus what Rhode Island law requires a lease to include, attach or leave out — each with the statute. Use it as a starting point; landlords with unusual situations should have a lawyer review the final lease.
Disclosures Rhode Island requires
| Fees beyond rent | 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 (unless a subsidy program requires a different lease format). With no written lease, the landlord must give the tenant a written list of fees. Changes to fees need at least 30 days' written notice. A tenant may recover undisclosed fees paid. Applies to: All residential rental agreements (since Jan. 1, 2025) |
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| Utilities | The lease must state which utilities are included in the rent and which the tenant must pay (in writing if there is no written lease). Applies to: All residential rental agreements (since Jan. 1, 2025) |
| Renter's insurance requirement | If renter's insurance is required, the lease must say so (in writing if there is no written lease). Applies to: Leases requiring renter's insurance Source: R.I. Gen. Laws § 34-18-15(a)(4) |
| Owner and manager contact information | At or before the start of the tenancy, the landlord must give the tenant in writing the contact information of the person managing the premises and of the owner or an agent authorized to accept service of process, notices and demands, and keep it current. A person who fails to comply becomes the landlord's agent for service, notices and landlord duties. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-20(a)-(c) |
| Outstanding housing code violations | Before signing any residential rental agreement, the landlord must tell the prospective tenant about any outstanding minimum housing code violations in the building. Later violation notices must be given to tenants within 30 days unless fixed within that time. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-22.1 |
| Possible foreclosure | If the landlord is 120 days delinquent on a mortgage covering the unit, the landlord must notify the tenant that the property may be subject to foreclosure. Applies to: Rentals with a mortgage 120 days delinquent Source: R.I. Gen. Laws § 34-18-20(d) |
| Lead hazard information | Owners of pre-1978 rental units that are not lead-safe or lead-free must give tenants basic lead hazard control information, a copy of the independent clearance inspection, and instructions for reporting deteriorating conditions. Applies to: Pre-1978 rental units (not temporary or elderly housing or lead-safe units) Source: R.I. Gen. Laws § 42-128.1-8 |
Terms Rhode Island law requires or controls
| Default terms when the lease is silent | Without agreement, the tenant pays fair rental value; rent is due without demand at the dwelling unit, at the start of any term of one month or less and otherwise in equal monthly installments, and is apportionable day to day. Without a definite term, a weekly-paying roomer is week to week and all others are month to month. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-15(b)-(d) |
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| Senior move to care facility | A tenant 65 or older (or who turns 65 during the lease) may end the lease to move into a residential care or assisted living facility, nursing facility or federally designated elderly housing, by written notice with admission documentation, effective no earlier than 45 days after the first rent due date after notice. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-15(e) |
| Military termination | A servicemember (or dependents) may end the lease on entering military service or on receiving permanent change of station or deployment orders of at least 90 days, by written notice with a copy of the orders; no early termination fee may be charged. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-15(f) |
| House rules | Rules are enforceable only if they serve tenant welfare, protect the property or fairly divide services; are reasonably related to that purpose; are clear; apply fairly to all tenants; are not meant to evade the landlord's duties; and the tenant had notice when signing or when the rule was adopted. A later rule that substantially changes the bargain needs the tenant's written consent. Applies to: Leases with rules or regulations Source: R.I. Gen. Laws § 34-18-25 |
Clauses that are void in Rhode Island
| Waiver of rights | A rental agreement may not require the tenant to waive rights or remedies under the Residential Landlord and Tenant Act. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-17(a) |
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| Confession of judgment | A rental agreement may not authorize anyone to confess judgment on a claim arising from the agreement. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-17(a) |
| Landlord's attorney's fees | A rental agreement may not require the tenant to pay the landlord's attorney's fees except as the Act allows. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-17(a) |
| Landlord liability waivers and indemnity | A rental agreement may not excuse or limit the landlord's legal liability or require the tenant to indemnify the landlord for it. Prohibited provisions are void; a landlord who knowingly uses them owes actual damages, up to three months' periodic rent and reasonable attorney's fees. Applies to: All residential rental agreements Source: R.I. Gen. Laws § 34-18-17 |
| Deposit above one month's rent or waiver of deposit rules | A security deposit may not exceed one month's periodic rent (plus, for furnished units with furniture worth $5,000 or more, a furniture deposit up to one month's rent), and no lease may waive the deposit statute. Applies to: All residential rental agreements |
| Convenience fees on rent | A landlord may not charge a convenience fee on a rent payment unless it also accepts at least one way to pay rent with no convenience fee. Applies to: All residential rental agreements (since Jan. 1, 2025) Source: R.I. Gen. Laws § 34-18-61 |
Format and delivery rules
| Fee disclosure placement | Fees beyond rent must appear in the same section of the lease as the rent amount. Applies to: Written residential leases Source: R.I. Gen. Laws § 34-18-15(a)(1) |
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Fill in the lease
Nothing you type leaves your browser. Bracketed items are yours to complete; clauses marked as required by Rhode Island law must be written to meet the rule shown above.
1. Parties. This lease is between [landlord name] ("Landlord") and [tenant name(s)] ("Tenant"). Landlord's address for notices: [landlord notice address].
2. Property. Landlord rents to Tenant the home at [rental address], including [parking, storage, appliances included].
3. Term. The lease begins on [start date] and ends on [end date]. [If month-to-month instead: the tenancy continues month to month until either side gives the written notice Rhode Island law requires.]
4. Rent. Rent is $[monthly rent] per month, due on the [due day] day of each month, paid by [payment method] to [where to pay].
5. Late fee. If rent is not received by [late day], a late fee of $[late fee] is due. This fee must comply with Rhode Island law (None in Chapter 34-18).
6. Security deposit. Tenant pays a security deposit of $[deposit amount], within the Rhode Island limit (R.I. Gen. Laws § 34-18-19(a), (e)). Landlord will return it, minus lawful deductions with any required itemized list, within the time Rhode Island law sets (R.I. Gen. Laws § 34-18-19(b)).
7. Utilities. Tenant pays: [utilities tenant pays]. Landlord pays: [utilities landlord pays].
8. Occupants and guests. Only these people may live in the home: [names of all occupants]. Guests may stay up to [guest limit] unless Landlord agrees in writing.
9. Pets. [No pets allowed / Pets allowed: describe, plus any pet deposit or fee]. Assistance animals for people with disabilities are not pets and are handled under fair housing law.
10. Repairs and maintenance. Landlord keeps the home safe and fit to live in and makes repairs required by law. Tenant keeps the home clean, reports problems promptly in writing, and pays for damage beyond normal wear and tear.
11. Landlord entry. Landlord may enter for repairs, inspections or showings after giving the notice Rhode Island law requires (R.I. Gen. Laws § 34-18-26), except in an emergency.
12. Subletting. Tenant may not sublet or assign this lease without Landlord's written consent, which [will / will not] be unreasonably withheld.
13. Ending the lease. At the end of the term, [the lease ends / the lease renews month to month] unless either side gives written notice at least [notice days] days before the end date, and never less than Rhode Island law requires.
14. Default terms when the lease is silent. (Write this clause to meet Rhode Island law: see "Default terms when the lease is silent" above (R.I. Gen. Laws § 34-18-15(b)-(d)).)
15. Senior move to care facility. (Write this clause to meet Rhode Island law: see "Senior move to care facility" above (R.I. Gen. Laws § 34-18-15(e)).)
16. Military termination. (Write this clause to meet Rhode Island law: see "Military termination" above (R.I. Gen. Laws § 34-18-15(f)).)
17. House rules. (Write this clause to meet Rhode Island law: see "House rules" above (R.I. Gen. Laws § 34-18-25).)
18. Disclosures attached. Landlord has given Tenant these disclosures required by Rhode Island law: Fees beyond rent; Utilities; Renter's insurance requirement; Owner and manager contact information; Outstanding housing code violations; Possible foreclosure; Lead hazard information. [Attach each one.]
19. Lead paint (homes built before 1978). If the home was built before 1978, Landlord has given Tenant the federal lead-based paint disclosure and the EPA pamphlet "Protect Your Family From Lead in Your Home."
20. Whole agreement. This lease and its attachments are the whole agreement. If any part is not allowed by law, the rest still applies. Changes must be in writing and signed by both sides.
Landlord: [landlord name] Signature: ____________ Date: [date signed]
Tenant: [tenant name(s)] Signature: ____________ Date: [date signed]
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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.