How much can I charge for a security deposit?

It depends on your state. Many states cap residential security deposits at 1 to 2 months' rent. California limits unfurnished rentals to 2 months. Texas has no statutory cap but requires deposits be held separately. Some cities (Chicago, Seattle) add stricter rules. Contract.DIY enforces the cap that applies to your property.

How quickly do I have to return a security deposit?

States typically require deposits to be returned within 14 to 30 days after the tenant moves out, with an itemized list of any deductions. Failing to return on time often subjects the landlord to penalties — sometimes 2x or 3x the deposit amount. Specific deadlines vary by state.

Can I evict a tenant who doesn't pay rent?

Yes, but only following your state's eviction process — which always requires a written notice (typically 3 to 14 days), the right to cure, and a court proceeding if the tenant doesn't leave. Self-help evictions (changing locks, removing belongings, cutting utilities) are illegal in every state and expose landlords to major damages.

Do I have to allow pets in a residential rental?

No, you can prohibit pets — but you must accommodate service animals and emotional support animals under federal Fair Housing law. Pet deposits and pet rent are allowed in most states (within limits), but some jurisdictions cap them. Service animals can't be charged a pet fee.

Can a residential lease be month-to-month?

Yes — many states allow month-to-month leases (sometimes called periodic tenancies) that automatically renew unless either party gives notice. They offer flexibility but reduce stability for both sides. For a month-to-month, see our [Month-to-Month Lease](/contracts/month-to-month-lease) generator.

What disclosures am I legally required to include?

Federal law requires lead-paint disclosure for any unit built before 1978. Many states add disclosures for mold, bedbugs, flood zones, sex offender notification, and more. California, New York, and several other states have particularly extensive disclosure requirements — Contract.DIY includes the right ones based on your property's location.

Residential Lease Agreement

Residential Lease Agreement — For Apartments, Houses, Rooms

Generate a residential lease that complies with your state's tenant laws. Covers rent, deposits, maintenance, repairs, and the move-out rules every landlord misses.

0 jurisdictions·9 key clauses

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Residential Lease by state

State-specific clauses for all 50 US states. Tap your state below to draft a residential lease that complies with local law.

Don't see your state? Our AI handles all 50 — pick yours when you start drafting.

What is a Residential Lease Agreement?

A residential lease agreement is a contract between a landlord and tenant covering the rental of a home, apartment, condo, or room as a primary or secondary residence. Residential leases are governed by tenant-protection laws that vary widely by state and city — what's standard in Texas may be illegal in California, and vice versa.

A residential lease typically runs for a fixed term (most often 12 months) with detailed rules around deposits, late fees, maintenance, entry by the landlord, lease breaks, and security deposit returns. Many of these rules are non-negotiable: even if both parties sign, a clause that violates state tenant law is unenforceable.

Contract.DIY generates a residential lease that reflects your state's specific rules — deposit caps, required disclosures, notice periods, and habitability obligations — alongside the standard terms that protect both landlord and tenant. Whether you're renting out a single unit or running a small portfolio, the result is a lease that holds up in housing court.

Key clauses included

Rent and late fees

Amount, due date, payment method, and grace period

Security deposit

Amount, holding requirements, and return timeline (state-capped)

Lease term

Fixed term, renewal terms, and month-to-month conversion

Maintenance and repairs

What landlord covers vs. tenant under habitability rules

Entry and notice

When and how the landlord can enter the unit

Pet, smoking, and occupancy rules

Pet policy, deposits, smoking restrictions, and guest limits

Utilities

Which utilities are included vs. tenant-paid

Early termination

Notice, fees, and statutory rights to break the lease

Required disclosures

Lead paint, mold, bedbugs, and state-specific notices

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