Two ways to rent in Wisconsin
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 Wisconsin? 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. Wisconsin residential tenancies are governed by Chapter 704 of the Wisconsin Statutes and the residential rental practices rules in Chapter ATCP 134 of the Administrative Code.
Wisconsinlease rules & requirements
Security deposit
Wisconsin sets no statewide maximum on a residential security deposit — the amount is whatever the lease states (one month's rent is a common benchmark). Under Wis. Admin. Code ATCP 134.06, the landlord must return the deposit, with a written statement itemizing any amounts withheld, within 21 days after the tenant moves out. Any reasons for withholding beyond standard ones must be set out in separate nonstandard rental provisions the tenant agrees to.
Late fees
Wisconsin has no statute setting a fixed cap on late fees, so a late fee is governed by the lease and must be reasonable. A landlord may charge a late fee only if the lease provides for it, so put the amount and timing in writing.
Landlord entry & notice
Under Wis. Admin. Code ATCP 134.09, except in an emergency the landlord must give at least 12 hours' advance notice before entering, and may enter only at reasonable times. The tenant can agree to shorter notice or a different arrangement, but the lease should state the agreed notice window.
Required disclosures
Before the lease is signed or a deposit is taken, the landlord must disclose any uncorrected building or housing code violations the landlord knows of that pose a significant threat to health or safety, and any structural conditions that are a substantial hazard. The landlord must also disclose how utilities are charged and divided if the unit is not separately metered, who is authorized to act for the owner, and the federal lead-based-paint disclosure for homes built before 1978.
Ending the lease
A fixed-term lease simply ends on its end date. Under Wis. Stat. 704.19, either party may end a month-to-month tenancy by giving at least 28 days' written notice before the end of a rental period.
Does it need notarizing?
No. A Wisconsin residential lease does not 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 Wisconsin law (Wis. Stat. Chapter 704 and Wis. Admin. Code Chapter ATCP 134).
How to write a Wisconsin 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, list any nonstandard withholding provisions, and add any pet, parking, smoking, or utility terms.
- 5
Add the required disclosures (known code violations, structural hazards, utility arrangements, 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 Wisconsin 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
Wisconsin lease agreement FAQ
Does a Wisconsin residential lease need to be notarized?
No. A residential lease in Wisconsin 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 Wisconsin?
No. Wisconsin doesn't cap residential security deposits by statute — the amount is set by the lease. One month's rent is a common benchmark.
How long does a Wisconsin landlord have to return the deposit?
21 days after the tenant moves out, under Wis. Admin. Code ATCP 134.06, with a written statement itemizing any amounts withheld. Any non-standard reasons for withholding must be set out in separate nonstandard rental provisions the tenant has agreed to.
How much can a late fee be in Wisconsin?
There's no fixed statutory cap, so the late fee is governed by the lease and must be reasonable. A landlord may charge a late fee only if the lease provides for it, so put the amount and timing in writing.
How much notice ends a month-to-month lease in Wisconsin?
At least 28 days' written notice before the end of a rental period, from either the landlord or the tenant, under Wis. Stat. 704.19.
Does the landlord have to give notice before entering?
Yes. Under Wis. Admin. Code ATCP 134.09, except in an emergency the landlord must give at least 12 hours' advance notice and enter only at reasonable times, unless the tenant agrees to shorter notice.
What must a Wisconsin lease disclose?
Known uncorrected code violations that threaten health or safety, structural conditions that are a substantial hazard, how utilities are charged if the unit is not separately metered, who is authorized to act for the owner, and the federal lead-based-paint disclosure for pre-1978 homes.
Is this Wisconsin 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.