Maine Residential Lease Agreement

This Residential Lease Agreement (this "Agreement") is made on [[Agreement Date]] by and between [[Landlord Name]] ("Landlord") and [[Tenant Name(s)]] (jointly and severally, "Tenant"). Landlord and Tenant agree as follows.

1. Definitions "Premises" means the dwelling unit and any furnishings, parking, and storage identified in Section 2. "Rent" means all amounts payable under this Agreement. "Lease Term" means the period in Section 3. Words importing the singular include the plural and vice versa.

2. Premises; Parking; Storage; Furnishings Landlord leases to Tenant the residential premises at [[Property Address]], [[City]], Maine [[ZIP Code]] (the "Premises"). Assigned parking: [[Parking Space(s)]]. Storage: [[Storage Area]]. Furnishings/appliances included: [[Furnishings and Appliances]]. Tenant has examined the Premises and accepts it in its current condition except as noted on the Move-In Inventory & Condition Checklist (Exhibit A). The Premises shall be used as a private residence only.

3. Term; Possession The Lease Term is [[Lease Term Length]], beginning [[Lease Start Date]] (the move-in date) and ending [[Lease End Date]]. If Landlord cannot deliver possession at the start date, Rent abates until possession is delivered, and if delivery is delayed more than [[Possession Delay Cap]], Tenant may terminate and receive a full refund of prepaid amounts. Holding over is governed by Section 27.

4. Rent; Payment Tenant shall pay monthly Rent of [[Monthly Rent]], due in advance on the [[Rent Due Day]] of each month without offset, deduction, or demand, payable to Landlord by [[Accepted Payment Methods]] at [[Rent Payment Address or Account]]. If the Term begins on a day other than the first, the first month's Rent is prorated on a 30-day basis. Acceptance of a partial or late payment is not a waiver of any default or of Landlord's rights.

5. Late Charges; Returned Payments Rent is late if not received within the grace period (if any) after the due date. Tenant shall pay a late charge of [[Late Fee Amount or Percentage]]. Any late charge must be a reasonable estimate of the actual loss. A fee of [[Returned Payment Fee]] applies to any returned or dishonored payment.

6. Security Deposit Upon signing, Tenant shall pay a security deposit of [[Security Deposit Amount]]. Under MRSA Title 14 §6032, the deposit may not exceed two (2) months' rent, except that for tenants aged 62 or older the maximum is one (1) month's rent. The deposit secures Tenant's performance and may be applied to unpaid Rent, repair of damage beyond ordinary wear and tear, and cleaning to restore the move-in condition. Landlord shall account for the deposit within the time specified in Section 7, with an itemized statement. The deposit may not be applied by Tenant as last month's Rent. Landlord shall hold the deposit in accordance with Maine law.

7. Security Deposit Return Landlord shall return the security deposit or provide an itemized written statement of any deductions together with any balance within:

1. the time (not to exceed 30 days) stated in this written Agreement, or

2. 21 days after termination of a tenancy at will or surrender and acceptance of the premises, whichever is applicable under MRSA Title 14 §6033.

Failure by Landlord to return the deposit and provide the required itemized statement within the applicable time causes Landlord to forfeit the right to withhold any portion of the deposit.

8. Utilities; Services Tenant shall pay for [[Tenant-Paid Utilities]]; Landlord shall pay for [[Landlord-Paid Utilities]]. Tenant shall place tenant-paid utilities in Tenant's name effective on the start date and shall not allow service to lapse. Landlord is not liable for any interruption of utilities or services not within Landlord's reasonable control.

9. Occupants; Guests The Premises shall be occupied only by Tenant and: [[Permitted Additional Occupants]]. A guest staying more than [[Guest Stay Limit]] without Landlord's prior written consent may be treated as an unauthorized occupant and a breach of this Agreement.

10. Use; Conduct; Quiet Enjoyment Tenant shall use the Premises lawfully, shall not create a nuisance or disturb neighbors' quiet enjoyment, and shall not conduct any business that violates law or zoning. Tenant shall comply with all applicable laws and the Rules in Section 21.

11. Pets; Assistance Animals Pet policy: [[Pet Policy]]. No animal is permitted without Landlord's prior written consent except an assistance animal that must be permitted by law. Tenant is responsible for any damage, noise, or injury caused by an animal. Any pet deposit or additional rent is disclosed separately.

12. Smoking Smoking policy: [[Smoking Policy]]. Tenant is responsible for any damage caused by smoking.

13. Parking; Vehicles Only operable, registered vehicles may be parked in assigned spaces. Inoperable vehicles, unauthorized vehicles, or vehicles blocking access may be towed at the owner's expense after any notice required by law: [[Parking and Towing Rules]].

14. Maintenance, Landlord Landlord shall maintain the Premises in a habitable condition, comply with applicable building and housing codes, and keep the structural elements, roof, electrical, plumbing, heating/cooling, and Landlord-provided appliances in good and safe working order (implied warranty of habitability under Maine law).

15. Maintenance, Tenant Tenant shall keep the Premises clean, sanitary, and free of hazards; properly use all systems and appliances; replace HVAC filters, light bulbs, and smoke/CO-detector batteries; keep plumbing clear; maintain any yard as agreed ([[Yard/Pest Responsibility]]); and promptly report needed repairs. Tenant shall pay for repair of damage caused by Tenant's, occupants', or guests' misuse or neglect.

16. Repair Requests; Emergencies Routine repair requests shall be made in writing to [[Repair Contact]]. For emergencies threatening life or property, Tenant shall use [[Emergency Contact/Procedure]]. Landlord shall make required repairs within a reasonable time after notice.

17. Alterations; Fixtures; Locks Tenant shall not paint, alter, install fixtures or satellite equipment, or change or add locks without Landlord's prior written consent. Tenant-installed improvements become Landlord's property unless agreed otherwise. Tenant shall not change locks without giving Landlord a key.

18. Landlord's Right of Entry Landlord may enter to inspect, make repairs or improvements, supply services, or show the Premises to prospective tenants, purchasers, lenders, or contractors, upon at least 24 hours' written notice, during reasonable times, except in an emergency (MRSA Title 14 §6025). Twenty-four hours is presumed reasonable notice.

19. Renter's Insurance; Waiver of Subrogation Tenant shall maintain renter's insurance with personal-liability coverage of at least [[Renter's Insurance Minimum]] for the Term and provide proof on request. Each party waives subrogation against the other to the extent of insurance proceeds. Landlord's insurance does not cover Tenant's personal property or liability.

20. Liability; Indemnity Except to the extent caused by Landlord's negligence or violation of law, Tenant assumes responsibility for, and shall indemnify Landlord against, claims arising from Tenant's use of the Premises or the acts of Tenant's occupants and guests.

21. Assignment; Subletting Tenant shall not assign this Agreement or sublet all or part of the Premises without Landlord's prior written consent. Any permitted sublease is subject to all terms of this Agreement and the original tenant remains liable.

22. Rules and Regulations; HOA/Condo Tenant shall comply with Landlord's written Rules (Exhibit B) and any applicable homeowners'/condominium association rules: [[HOA/Condo Rules]]. Landlord may adopt reasonable Rules on notice.

23. Damage or Destruction (Casualty) If the Premises is damaged by fire or casualty not caused by Tenant and is rendered uninhabitable, Rent abates for the affected portion, and either party may terminate if the Premises cannot reasonably be repaired within [[Casualty Repair Period]].

24. Condemnation; Eminent Domain If all or a material part of the Premises is taken by eminent domain, this Agreement terminates as to the part taken as of the date possession is required, and Rent is adjusted accordingly. The condemnation award belongs to Landlord, except Tenant may pursue a separate claim for moving costs if allowed by law.

25. Default; Remedies Tenant is in default if Tenant fails to pay Rent when due or breaches any other term and fails to cure within any period required by law. On default, Landlord may serve appropriate written notice and may pursue all remedies available by law, including recovering possession, unpaid Rent, damages, and costs. Landlord shall not engage in self-help eviction (lockouts or utility shut-offs). After termination, Tenant remains liable for Rent for the balance of the Term, subject to Landlord's duty to mitigate.

26. Abandonment; Personal Property If Tenant abandons the Premises, Landlord may retake possession and dispose of personal property left behind only as permitted by applicable Maine law after any required notice.

27. Holdover If Tenant remains in possession after the Term without Landlord's written consent, Tenant is a holdover and shall pay holdover use and occupancy of [[Holdover Rate]] and is liable for resulting damages. With Landlord's consent and no new agreement, the tenancy becomes month-to-month on the same terms.

28. Surrender; Move-Out At the end of the tenancy Tenant shall remove all personal property, return all keys and access devices, leave the Premises clean and in the move-in condition (ordinary wear excepted), and provide a written forwarding address for the deposit accounting.

29. Notices Notices to Tenant may be delivered to the Premises or as otherwise permitted by law; notices to Landlord shall be sent to [[Landlord Notice Address]]. To terminate a month-to-month tenancy or tenancy at will, the terminating party shall give written notice of at least 30 days (MRSA Title 14 §6002).

30. Subordination; Estoppel; Attornment This Agreement is subordinate to any present or future mortgage on the Premises. Tenant shall, within ten days of request, sign a commercially reasonable estoppel certificate and attorn to any successor owner or lender.

31. Waiver; Non-Waiver No delay or failure to enforce any term is a waiver. A waiver of one breach is not a waiver of any other.

32. Severability If any provision is held invalid, the remaining provisions remain in full force.

33. Time of Essence Time is of the essence as to all obligations under this Agreement.

34. Entire Agreement; Amendments; Electronic Signature This Agreement, with the Addenda and Exhibits, is the entire agreement and supersedes prior negotiations. It may be modified only in a writing signed by both parties, may be executed in counterparts, and may be signed electronically.

35. Joint and Several Liability Each person signing as Tenant is jointly and severally liable for all obligations under this Agreement.

36. Attorneys' Fees; Costs In any action to enforce this Agreement, the prevailing party may recover reasonable attorneys' fees and costs as permitted by applicable law.

37. Governing Law; Venue This Agreement is governed by the laws of the State of Maine, and venue lies in the county where the Premises is located.

38. Servicemembers Civil Relief Act A Tenant who is a service member may terminate this Agreement upon entering military service or receiving qualifying orders, on written notice with a copy of the orders, as provided by the federal Servicemembers Civil Relief Act (50 U.S.C. §3955) and any applicable state law.

39. Domestic Violence Protections A Tenant who is a victim of domestic violence, sexual assault, stalking, or human trafficking may have the right to early termination and other protections under applicable federal and Maine law upon providing the required documentation.

40. Disclosures (Maine) - Lead-Based Paint. If the Premises was built before 1978, the federal lead disclosure and EPA pamphlet are provided as an addendum (42 U.S.C. §4852d; MRSA Title 14 §6030-A). - Bedbugs. If applicable, Landlord provides bedbug information and follows required procedures under Maine law. - Smoke & Carbon Monoxide Alarms. Working smoke alarms and, where required, carbon monoxide alarms are installed and maintained per Maine law. - Total Price Disclosure. Landlord has provided or will provide a signed total price disclosure listing all amounts Tenant is obligated to pay at or before signing as required by Maine law. - Landlord Identity. Landlord discloses name and address of owner or authorized agent as required. - Other Required Disclosures. Any additional disclosures required by Maine statute or local ordinance for this property: [[Additional Maine Disclosures]].

Key Statutory Highlights (Maine Residential Tenancies)
1. Security deposit cap is two months' rent (one month for tenants 62 and older), MRSA §6032.

2. Return deadline is the time stated in written lease (max 30 days) or 21 days for tenancies at will, §6033; forfeiture of withholding rights for noncompliance.

3. Landlord must give at least 24 hours' written notice before non-emergency entry, §6025.

4. Termination of tenancy at will or month-to-month requires minimum 30 days' written notice, §6002.

5. Self-help evictions (lockouts, utility shutoffs) are prohibited.

6. Required disclosures include lead paint for pre-1978 units and total price information.

41. Addenda and Exhibits The following are attached and incorporated: Exhibit A Move-In Inventory & Condition Checklist; Exhibit B Rules & Regulations; Exhibit C Lead-Based Paint Disclosure (if pre-1978); Exhibit D Security Deposit Receipt and Accounting Form; Exhibit E Additional Addenda: [[Additional Addenda]].

42. Signatures LANDLORD, [[Landlord Name]]

By: ______________________ Name/Title: **[[Landlord Signatory Name and Title]]** Date: _________

TENANT

______________________ **[[Tenant Name(s)]]** Date: _________

______________________ **[[Additional Tenant Name]]** Date: _________

GUARANTOR (if any), [[Guarantor Name]]
The Guarantor personally guarantees Tenant's obligations under this Agreement.

By: ______________________ Date: _________, -

Sources and Notes (as of 2026-06-27)
- MRSA Title 14 §§ 6001, 6050 (residential landlord-tenant provisions, including security deposits Chapter 710-A, access §6025, termination §6002).
- MRSA Title 14 §6032 (maximum security deposit).
- MRSA Title 14 §6033 (return of security deposit; forfeiture for noncompliance).
- MRSA Title 14 §6030-A and federal lead-based paint requirements (pre-1978 housing).
- Fair housing and consumer reporting laws (FCRA, FHA).
- Servicemembers Civil Relief Act and state protections for victims of domestic violence.

> ⚠️ Template example, not professional (legal/financial/medical) advice. Figures and clauses must be verified for the applicable jurisdiction and kept current. This is a sample form only. Consult current Maine statutes (Title 14) and a qualified attorney for compliance. All user inputs are [[Token Name]] placeholders.