Free lease agreement generator

Free Residential Lease Agreement Template

Fill in the guided form below and download a print-ready PDF. Fixed-term or month-to-month, covering rent, deposits, pets, utilities, parking and every standard clause, in every US state.

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Property

What type of property is being leased?

Rental property address

CityStateZIP

Bedrooms

Bathrooms

A half bath (0.5) has a toilet or shower/tub; a full bath (1.0) has both.

Lease term

What type of lease is this?

Start dateEnd date

Landlord

Landlord's full nameThe owner or manager of the property.Street address (optional)

CityStateZIP

Tenant(s)

Tenant 1

Full nameStreet address (optional)

CityStateZIP

Notices to tenant

Will the property address be used for notices to the tenant?

If allowed, the landlord can give written notice using the rental property address.

Occupants

Are there any occupants?

A person who lives in the residence but is not a tenant - commonly children or family.

Furnishings

Is the property furnished?

Such as beds, sofas, tables, chairs, etc.

Appliances

Does the property have appliances?

Such as a refrigerator, oven, microwave, washer, dryer, etc.

Rent

Monthly rentRent due on the

day of each month

Payment methods

Accepted payment methods (optional)

Other (optional)

Security deposit

Is a security deposit required?

Money a tenant pays to cover potential damages or unpaid rent.

Early move-in

Is the tenant allowed to move in before the start date?

Prepaid rent

Is the tenant required to prepay rent?

This does not include the first month's rent.

Late fee

Is there a late fee? (if rent is not paid on time)

NSF fee

Is there an NSF fee?

A non-sufficient funds (NSF) fee is charged for a dishonored check.

Parking

Is parking provided?

Select "yes" if parking is included in the rent or for an added fee.

Utilities & services

Does the landlord provide any utilities (or services)?

Such as water, sewer, heat, trash removal, internet, TV, phone, etc.

Pets

Are pets allowed on the property?

Move-in inspection

Is a move-in inspection required?

The landlord and tenant record the property's condition and sign off on any existing damage.

Smoking

Is smoking allowed on the property?

Renter's insurance

Is the tenant required to obtain renter's insurance?

Covers the renter's belongings and liability, reducing the landlord's risk.

Subletting

Is the tenant allowed to sublet the property?

Subletting is when a tenant rents to a subtenant but remains responsible for the lease.

Authorized individual

Is an "authorized individual" allowed on the property?

Such as a property manager, superintendent, or handyman.

Lead-based paint

Was the property constructed before January 1, 1978?

If yes, the tenant must receive the federal "Lead-Based Paint Disclosure" (attached to this agreement).

Co-signer

Is there a co-signer to this lease?

A co-signer personally guarantees the performance of the lease.

Additional terms

Add any additional terms or conditions?

Standard Residential Lease Agreement

This Standard Residential Lease Agreement(this “Agreement”) is entered into by and between the Landlord and the Tenantidentified below (each, a “Party,” and collectively, the “Parties”). In consideration of the mutual covenants set forth below, the Parties agree as follows:

1. The Parties

Landlord

Tenant

2. Property

The Landlord agrees to lease to the Tenant the residential property located at (the “Property”). Residence type: Apartment. Bedrooms: . Bathrooms: .

3. Lease Term

This is a fixed-term lease beginning on and ending on . Upon expiration, the tenancy will not renew automatically unless the Parties agree in writing.

4. Rent

The Tenant agrees to pay rent of per month, due on the 1st day of each month.

5. Late Fee

No late fee will be charged under this Agreement.

6. Returned Payment (NSF) Fee

No returned-payment fee will be charged under this Agreement.

7. Security Deposit

No security deposit is required under this Agreement.

8. Move-In Inspection

No formal move-in inspection is required under this Agreement.

9. Pets

No pets are permitted on the Property without the Landlord's prior written consent.

10. Smoking Policy

Smoking is prohibited anywhere on the Property.

11. Renter's Insurance

The Tenant isnot required to carry renter's insurance, but is encouraged to do so.

12. Subletting & Assignment

The Tenantmay not sublet or assign the Property without the Landlord's prior written consent.

13. Notices & Access

Written notices to the Tenant may be delivered to the Property address. The Landlord may enter the Property for inspection, repairs, or showings after giving the notice required by law, except in an emergency.

14. Governing Law

This Agreement is governed by and construed under the laws of the State of , without regard to its conflict-of-laws rules.

15. Entire Agreement

This Agreement, together with any attachments, constitutes the entire agreement between the Parties regarding the Property and supersedes all prior negotiations, representations, or agreements, whether written or oral. Any amendment must be in writing and signed by both Parties. If any provision is held invalid or unenforceable, the remaining provisions will remain in full force and effect. This Agreement binds and benefits the Parties and their respective heirs, successors, and permitted assigns.

IN WITNESS WHEREOF, the Parties have executed this Agreement as of the date first written above.

Landlord:

Signature

Date

Tenant:

Signature

Date

What is a residential lease agreement?

A residential lease agreement is the contract between a landlord and a tenant for a home, apartment, or room. It sets the terms both sides are agreeing to live by: how much rent is due and when, how long the tenancy lasts, who holds the security deposit and under what conditions it comes back, whether pets are allowed, who pays which utilities, and how much notice each side must give. Once signed, it is a binding contract - which is exactly why a clear, complete, written lease protects both parties far better than a handshake or a one-paragraph note.

A good lease prevents disputes rather than winning them. Most landlord–tenant conflicts trace back to something the agreement never addressed: a late-fee amount that was never stated, a guest who became a roommate, a deposit deduction the tenant never saw coming. The builder above walks through each of those clauses in plain English so nothing important is left unsaid.

Fixed-term or month-to-month?

The builder creates both kinds of tenancy - switch between them with a single toggle, and the document retitles and rewrites itself accordingly.

A fixed-term lease (commonly one year) locks in the rent and the tenancy for a set period. Neither side can walk away early without consequences, which gives the tenant price stability and the landlord a predictable occupancy.
A month-to-month rental agreement renews automatically each month until either party gives written notice - typically 30 days, though several states set their own notice periods. It trades stability for flexibility, and it's the usual choice for rooms, short stays, and tenancies continuing after a lease expires.

What the lease covers

The generated document is a complete, conventionally structured agreement - the same numbered-section format property managers and courts are used to reading. Depending on your answers it includes:

Rent amount, due date, grace period, and late fees - plus prorated rent for a mid-month move-in
Security deposit amount and the conditions for its return
Occupants, multiple tenants, and co-signers/guarantors
Pet terms, including pet deposits or pet rent
Utilities and services, split between landlord and tenant
Parking, smoking policy, and property-specific rules
Landlord entry notice, maintenance responsibilities, and default terms
The federal lead-based paint disclosure for homes built before 1978, generated as its own attachment

State rules matter for leases

Landlord–tenant law is state law. Security-deposit caps, how fast a deposit must be returned, required disclosures, and month-to-month notice periods all differ from state to state. Each state page summarizes the local rules and opens the builder ready to go:

Pages for all 50 states and Washington D.C. are linked from the homepage directory. Your draft saves automatically in your browser while you work, and the finished PDF downloads free - no signup, no watermark.

Lease agreement questions

What should a residential lease include?

The parties and every adult occupant, the property and what comes with it, the term, the rent amount and due date, the security deposit and how it gets returned, who pays which utilities, pet and guest rules, maintenance responsibilities, entry notice, and any disclosures your state requires. The builder walks through each of these in order.

Fixed-term or month-to-month: which should I use?

A fixed term locks in the rent and the tenancy for a set stretch, which suits both sides when they want certainty. Month-to-month is easier for either party to end, but the notice each side must give is set by state law rather than by the lease. The builder supports both, including the notice periods.

How much can I charge for a security deposit?

That is set by your state, not by the form. Many states cap the deposit at a multiple of monthly rent, set a deadline for returning it after move-out, and require an itemised list of any deductions. Some also require it to sit in a separate account. Check your state before filling in the amount.

Does a lease need to be notarized or witnessed?

Most residential leases need neither. Requirements vary, and longer terms are the most likely to attract a formality rule in the states that have one, so check your state's page. What does matter everywhere is that every adult tenant signs and each party keeps a fully signed copy.

What is the lead-based paint disclosure?

Federal law requires landlords to give tenants a lead-based paint disclosure, an EPA pamphlet, and a warning statement in the lease for most housing built before 1978. Say the property is pre-1978 and the builder generates the disclosure alongside the lease. Some states and cities add their own lead requirements on top.

Can I use this to rent out a single room?

Yes, and you should put it in writing even when the tenant shares your kitchen. The agreement is where you settle rent, guests, which spaces are shared, and what happens to the deposit. Rules for renting inside a home you live in can work differently from renting a whole unit, so check how your state treats it.

Rules differ by state, and FormBarn is not a law firm. Check your state's page for the local requirements before you sign.