Two ways to rent in Rhode Island
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 Rhode Island? 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. Rhode Island residential tenancies are governed by the Residential Landlord and Tenant Act in Chapter 34-18 of the General Laws.
Rhode Islandlease rules & requirements
Security deposit
Rhode Island caps the security deposit at one month's rent under R.I. Gen. Laws 34-18-19. The landlord must return the deposit, along with a written statement itemizing any deductions, within 20 days after the later of the tenancy ending, the tenant giving up possession, or the tenant providing a forwarding address.
Late fees
Rhode Island has no statute that caps residential late fees, so the lease controls the amount, and it should be reasonable. Note that the law gives no mandatory grace period; rent is considered delinquent when the lease says, but a landlord must wait until rent is 15 days late before pursuing nonpayment eviction.
Landlord entry & notice
Under R.I. Gen. Laws 34-18-26, the landlord must give the tenant at least two days' (48 hours') notice before entering and may enter only at reasonable times. No notice is required in a genuine emergency, or where the tenant has been absent for more than seven days and entry is needed to protect the property.
Required disclosures
Under R.I. Gen. Laws 34-18-20, the landlord must disclose in writing the name and address of the owner or an authorized agent and of the person who manages the premises. The landlord must also disclose any outstanding minimum housing code violations and include the federal lead-based-paint disclosure for homes built before 1978.
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; for a week-to-week tenancy the notice is 10 days.
Does it need notarizing?
No. A Rhode Island 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 Rhode Island Residential Landlord and Tenant Act (R.I. Gen. Laws Chapter 34-18).
How to write a Rhode Island 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 (no more than one month's rent) and when it's returned, plus any pet, parking, smoking, or utility terms.
- 5
Add the required disclosures (owner or agent identity, any housing code violations, and 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 Rhode Island 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
Rhode Island lease agreement FAQ
Does a Rhode Island residential lease need to be notarized?
No. A residential lease in Rhode Island 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 Rhode Island?
Yes. Rhode Island caps the residential security deposit at one month's rent under R.I. Gen. Laws 34-18-19.
How long does a Rhode Island landlord have to return the deposit?
20 days after the later of the tenancy ending, the tenant giving up possession, or the tenant providing a forwarding address, with an itemized statement of any deductions. Wrongful withholding can expose the landlord to twice the amount kept plus attorney fees.
How much can a late fee be in Rhode Island?
Rhode Island doesn't cap late fees by statute, so the lease sets the amount and it should be reasonable. There is no mandatory grace period, though a landlord must wait until rent is 15 days late before pursuing a nonpayment eviction.
How much notice ends a month-to-month lease in Rhode Island?
At least 30 days' written notice from either party for a month-to-month tenancy. A week-to-week tenancy requires 10 days' notice.
Does the landlord have to give notice before entering in Rhode Island?
Yes. R.I. Gen. Laws 34-18-26 requires at least two days' (48 hours') notice before entry, at reasonable times. No notice is needed in a genuine emergency or when the tenant has been away more than seven days and entry is needed to protect the property.
What must a Rhode Island lease disclose?
The name and address of the owner or authorized agent and the property manager, any outstanding minimum housing code violations, and the federal lead-based-paint disclosure for pre-1978 homes.
Is this Rhode Island 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.