Two ways to rent in Mississippi
The same free builder makes both — pick the one that fits and the agreement adapts automatically.
Standard Residential Lease Agreement
A fixed-term lease with set start and end dates (usually one year) — best for a long-term tenant.
Create a fixed-term leaseMonth-to-Month Rental Agreement
A flexible tenancy that renews each month and ends with proper written notice from either party.
Create a month-to-month agreementOverview
Renting out a home in Mississippi? A residential lease agreement is the contract that protects both sides — it sets the rent, the term, the deposit, and the rules the landlord and tenant agree to, and it's your proof of what was agreed if a dispute ever comes up. Mississippi residential tenancies are governed by the Residential Landlord and Tenant Act at Miss. Code Section 89-8-1 and following.
Mississippilease rules & requirements
Security deposit
Mississippi sets no maximum on a residential security deposit — the amount is whatever the lease states (one month's rent is the common benchmark). Under Miss. Code Section 89-8-21 the landlord must return it, with a written itemized statement of any deductions, within 45 days after the tenancy ends, the tenant delivers possession, and the tenant demands the deposit.
Late fees
Mississippi has no statute capping late fees, so any late fee must be reasonable and clearly stated in the lease. A court can refuse to enforce a charge that is unconscionably high. Setting a modest, fixed fee keeps it enforceable.
Landlord entry & notice
Mississippi has no statute setting how much notice a landlord must give before entering, so the lease controls. Spelling out a notice window — 24 hours is standard — protects both the landlord and the tenant, with entry allowed any time in a genuine emergency.
Required disclosures
Mississippi imposes few state-level lease disclosures beyond the federal lead-based-paint disclosure required for homes built before 1978. Identifying the owner or manager and how to reach them, and giving the tenant a signed copy of the lease, are good practice. Local ordinances may add their own requirements.
Ending the lease
A fixed-term lease simply ends on its end date. A month-to-month tenancy can be ended by either party with at least 30 days' written notice.
Does it need notarizing?
No. A Mississippi residential lease doesn't need to be notarized or witnessed — it's binding once the landlord and tenant(s) sign. Each party should keep a signed copy.
This is general information, not legal advice. Confirm the current rules under the Mississippi Residential Landlord and Tenant Act (Miss. Code Section 89-8-1 et seq.).
How to write a Mississippi lease agreement
- 1
Choose the lease type — a fixed-term lease (set start and end dates) or a month-to-month tenancy.
- 2
Add the property details and the landlord's and tenant(s)' full legal names and addresses.
- 3
Set the monthly rent, the due date, accepted payment methods, and any late or NSF fees.
- 4
Set the security deposit and when it's returned, plus any pet, parking, smoking, or utility terms.
- 5
Add the required disclosures (lead-based paint for pre-1978 homes) and any house rules.
- 6
The landlord and every tenant sign and date the lease — and each keeps a copy.
Ready to create your Mississippi lease agreement?
Fill the form, watch it build live, and download the PDF — free, no signup.
Open the free builderWhat to include
- Landlord & tenant(s) — names and addresses
- Property, lease type & term
- Rent — amount, due date & payment methods
- Security deposit, late & NSF fees
- Pets, parking, smoking & utilities
- Disclosures & signatures
Mississippi lease agreement FAQ
Does a Mississippi residential lease need to be notarized?
No. A residential lease in Mississippi doesn't have to be notarized or witnessed. It's legally binding once the landlord and tenant(s) sign it.
Is there a limit on the security deposit in Mississippi?
No. Mississippi doesn't cap residential security deposits by statute — the amount is set by the lease. One month's rent is the common benchmark.
How long does a Mississippi landlord have to return the deposit?
45 days after the tenancy ends, the tenant delivers possession, and the tenant demands it, under Miss. Code Section 89-8-21. The landlord must provide a written itemized statement of any deductions.
How much can a late fee be in Mississippi?
Mississippi sets no statutory cap, so a late fee must simply be reasonable and stated in the lease. A court can decline to enforce a charge that is unconscionably high.
How much notice ends a month-to-month lease in Mississippi?
At least 30 days' written notice from either the landlord or the tenant.
Does the landlord have to give notice before entering?
Mississippi has no statute setting a notice period, so the lease governs. Including a 24-hour notice clause is standard practice and protects both sides.
What must a Mississippi lease disclose?
Beyond the federal lead-based-paint disclosure for pre-1978 homes, Mississippi requires few state-level disclosures. Identifying the owner or manager and delivering a signed copy of the lease are good practice, and local rules may add more.
Is this Mississippi lease agreement really free?
Yes — completely. Fill it in, preview it live, and download the PDF with no signup, no credit card, and no watermark. Unlike sites that charge a fee or push a subscription to download, there's nothing to pay here.