Rhode Island Residential Lease Agreement

This Residential Lease Agreement (the "Lease") is entered into on [[Lease Date]] by and between:

Landlord: [[Landlord Full Name(s)]] ("Landlord")

Tenant(s): [[Tenant Full Name(s)]] (jointly and severally, "Tenant")

Premises: The residential dwelling unit located at [[Full Rental Property Address]], [[City]], Rhode Island [[ZIP Code]] (the "Premises"), including any assigned parking, storage, and appliances listed in Exhibit A.

Landlord leases to Tenant, and Tenant leases from Landlord, the Premises on the terms set forth below. This Lease is governed by the Rhode Island Residential Landlord and Tenant Act, R.I. Gen. Laws §§ 34-18-1 et seq., -

1. Term

The initial term of this Lease is [[Lease Term Length, e.g., 12 months]], beginning on [[Lease Start Date]] (the "Commencement Date") and ending on [[Lease End Date]], unless sooner terminated or extended as provided herein.

If Tenant remains in possession after the end of the term without a new written agreement and with Landlord's consent, the tenancy shall convert to a month-to-month tenancy on the same terms, terminable by either party with thirty (30) days' written notice as required by R.I. Gen. Laws § 34-18-37., -

2. Rent

Tenant shall pay monthly rent of $[[Monthly Rent Amount]], due in advance on the [[Rent Due Day, e.g., 1st]] day of each month. Rent is payable to [[Landlord or Agent Name]] at [[Payment Address or Electronic Payment Instructions]].

The first month's rent of $[[First Month Rent or Prorated Amount]] is due upon signing. If the Commencement Date is not the first of the month, rent for the partial month shall be prorated on a daily basis., -

3. Late Fees and Returned Payments

Rent is due on the due date. If rent is not received by the [[Grace Period, e.g., 5th]] of the month, a late fee of the lesser of $50.00 or five percent (5%) of the monthly rent (whichever is lower) shall be charged, consistent with the terms disclosed in this Lease. Additional fees may apply for returned or dishonored payments as permitted by law and disclosed., -

4. Security Deposit

Upon execution of this Lease, Tenant shall pay a security deposit of $[[Security Deposit Amount]], which shall not exceed one (1) month's periodic rent under R.I. Gen. Laws § 34-18-19.

Landlord may also require a separate furniture security deposit of up to one month's rent if the Premises are furnished and the furniture replacement value is at least $5,000.

The security deposit secures Tenant's faithful performance. Landlord may apply the deposit to:

• Unpaid rent

• Reasonable costs to repair damage to the Premises beyond ordinary wear and tear

• Cleaning costs to return the Premises to move-in condition (excluding ordinary wear)

Landlord shall not require the deposit to be applied as last month's rent.

Within twenty (20) days after the later of (a) termination of the tenancy, (b) delivery of possession, or (c) Tenant's provision of a forwarding address, Landlord shall either return the deposit in full or deliver an itemized written statement of any deductions together with the remaining balance. Failure by Landlord to comply may result in liability for twice the amount wrongfully withheld plus costs and reasonable attorney's fees (R.I. Gen. Laws § 34-18-19).

Tenant shall provide a written forwarding address upon vacating., -

5. Utilities and Services

Tenant shall be responsible for payment of the following utilities and services: [[List Tenant-Paid Utilities, e.g., electric, gas, water, sewer, trash, internet, cable]].

Landlord shall be responsible for: [[List Landlord-Paid, e.g., none / trash if included]].

Tenant shall place all tenant-paid utilities in Tenant's name effective on the Commencement Date and maintain service throughout the tenancy., -

6. Occupants and Guests

The Premises shall be occupied only by Tenant and the following additional authorized occupants: [[List Additional Authorized Occupants or "None"]].

Guests staying more than [[Guest Stay Limit, e.g., 14 consecutive days or 30 total days in any 12-month period]] without Landlord's prior written consent may be considered unauthorized occupants and a breach of this Lease., -

7. Use of Premises

Tenant shall use the Premises solely as a private residence. Tenant shall not:

• Conduct any business or commercial activity on the Premises without Landlord's prior written consent

• Violate any law, ordinance, or HOA rule

• Create a nuisance or disturb the peaceful enjoyment of neighbors

• Store flammable, hazardous, or illegal materials, -

8. Pets

Pets: [[No pets permitted / Specific pets permitted with additional pet rent or deposit: describe [[Pet Description, Pet Deposit or Rent Amount if any]]]].

Assistance animals required by law are permitted with proper documentation; no pet fee or deposit applies to qualified assistance animals., -

9. Smoking

Smoking policy: [[No smoking of any kind inside the Premises or within 25 feet of entrances / Smoking permitted only in designated outdoor areas]].

Tenant is responsible for all damage caused by smoking., -

10. Maintenance and Repairs, Landlord's Obligations

Landlord shall maintain the Premises in a habitable condition and comply with all applicable building and housing codes (R.I. Gen. Laws § 34-18-22). Landlord shall:

• Keep structural components, roof, exterior, plumbing, electrical, and heating systems in good repair

• Maintain supplied appliances in working order

• Comply with the implied warranty of habitability

Tenant shall give prompt written notice of any needed repairs., -

11. Maintenance and Repairs, Tenant's Obligations

Tenant shall:

1. Keep the Premises clean, sanitary, and safe.

2. Properly use and operate all electrical, plumbing, heating, and appliances.

3. Dispose of all trash and recyclables in provided receptacles.

4. Replace light bulbs, HVAC filters, and smoke/CO detector batteries as needed.

5. Promptly notify Landlord in writing of any defect, dangerous condition, or needed repair.

6. Pay for repairs of damage caused by Tenant's negligence or misuse or that of Tenant's guests or pets., -

12. Landlord's Right of Entry

Landlord may enter the Premises:

• In case of emergency without notice

• To make repairs or improvements, supply services, or show the Premises to prospective tenants, buyers, lenders, or contractors, upon at least twenty-four (24) hours' reasonable notice during normal business hours, except in case of emergency or with Tenant's consent (R.I. Gen. Laws § 34-18-26 and related provisions).

Tenant shall not unreasonably withhold consent., -

13. Alterations and Improvements

Tenant shall not make alterations, additions, or improvements, paint, or install fixtures, antennas, or locks without Landlord's prior written consent. Any approved alterations become Landlord's property upon termination unless otherwise agreed in writing. Tenant shall not change locks without providing Landlord a key., -

14. Insurance

Tenant is strongly encouraged (and may be required) to obtain renter's insurance with personal liability coverage of at least $[[Minimum Liability Coverage]] and personal property coverage. Landlord's insurance does not cover Tenant's personal property or liability. Each party waives subrogation rights to the extent of insurance proceeds., -

15. Assignment and Subletting

Tenant shall not assign this Lease or sublet the Premises or any part thereof without Landlord's prior written consent, which may be withheld in Landlord's sole discretion., -

16. Default and Remedies

Tenant is in default if Tenant:

• Fails to pay rent when due

• Violates any term of this Lease and fails to cure within any applicable notice period

• Abandons the Premises

• Engages in illegal activity on the Premises

Upon default, Landlord may serve the appropriate notice under R.I. Gen. Laws §§ 34-18-35 or 34-18-36 and pursue all remedies, including termination, recovery of possession via summary process, unpaid rent, damages, and costs. Self-help evictions are prohibited., -

17. Holdover

If Tenant remains after the term without consent, Tenant shall pay holdover rent of $[[Daily or Monthly Holdover Rate]] per day or such higher amount as permitted, plus all resulting damages. Landlord may also pursue eviction., -

18. Surrender

Upon termination, Tenant shall:

1. Remove all personal property and debris.

2. Return all keys, access devices, and remotes.

3. Leave the Premises broom-clean and in the same condition as at move-in, reasonable wear and tear excepted.

4. Provide forwarding address in writing., -

19. Notices

All notices under this Lease or required by law shall be in writing and delivered by personal delivery, certified mail return receipt requested, or other method permitted by R.I. Gen. Laws § 34-18-14. Notices to Landlord shall be sent to [[Landlord Notice Address]]. Notices to Tenant may be delivered to the Premises., -

20. Governing Law and Venue

This Lease is governed by the laws of the State of Rhode Island. Any legal action shall be brought in the Rhode Island District Court for the district where the Premises are located., -

21. Required Disclosures and Addenda

Lead-Based Paint Disclosure (pre-1978 dwellings): If the Premises was built before 1978, the federal lead-based paint disclosure and EPA pamphlet are provided as an addendum.

Security Deposit Rights: Tenant is provided a copy of or summary of rights under R.I. Gen. Laws § 34-18-19.

Habitability and Tenant Rights: Landlord warrants that the Premises are habitable. Tenant rights include the right to repairs, protection from retaliation (R.I. Gen. Laws § 34-18-46), and other protections under the Act.

Other Disclosures:

• Radon: [[Known radon information or "Landlord has no knowledge of radon testing or issues"]]

• Mold: [[Known mold history or "Landlord has no actual knowledge of current water intrusion or mold issues"]]

• Flood hazard: [[Flood zone status or disclosure]]

• Bed bugs / pests: [[Disclosure if known]]

• Smoke and carbon monoxide alarms: Working alarms are installed as required., -

22. Additional Rules and Regulations

Tenant shall comply with the Rules and Regulations attached as Exhibit B and any reasonable future rules adopted by Landlord on notice.

[[HOA / Condo rules if applicable: [[Summary or "Premises not subject to HOA rules beyond this Lease"]]]], -

23. Severability; Entire Agreement; Amendments

If any provision is held invalid, the remainder remains in effect. This Lease, with exhibits and addenda, is the entire agreement. It may be amended only in a writing signed by both parties. Electronic signatures are permitted., -

24. Attorney Fees

In any action or proceeding arising out of this Lease, the prevailing party may recover reasonable attorneys' fees and costs as permitted by law., -

25. Joint and Several Liability

Each Tenant signing this Lease is jointly and severally liable for all obligations., -

26. Signatures

LANDLORD

[[Landlord Full Name(s)]]

By: _______________________________ Date: [[Date]]

TENANT(S)

[[Tenant Full Name(s)]]

_______________________________ Date: [[Date]]

[[Additional Tenant Name]]

_______________________________ Date: [[Date]], -

Exhibits

• Exhibit A: Move-In Inventory and Condition Checklist (to be completed at move-in)

• Exhibit B: Rules and Regulations

• Exhibit C: Lead-Based Paint Disclosure and Pamphlet (if pre-1978)

• [[Other addenda]], -

Disclaimer and Sources

> Template, not professional legal advice. This Rhode Island Residential Lease Agreement is a sample template reflecting the Rhode Island Residential Landlord and Tenant Act (R.I. Gen. Laws §§ 34-18-1 et seq.) and related requirements as of June 2026. It is not a substitute for advice from a licensed Rhode Island attorney. Security deposit rules, notice periods, and required disclosures are subject to change. Verify current law and any local ordinances before use. Both parties should read this Lease carefully and seek legal counsel if needed.

Primary Sources (as of June 2026):

• R.I. Gen. Laws §§ 34-18-1 through 34-18-57 (Residential Landlord and Tenant Act)

• R.I. Gen. Laws § 34-18-19 (Security deposits, 1 month cap; 20-day return with itemization; 2x damages for noncompliance)

• R.I. Gen. Laws § 34-18-35 (5-day notice for nonpayment)

• R.I. Gen. Laws § 34-18-36 (20-day cure notice for noncompliance)

• R.I. Gen. Laws § 34-18-37 (30-day termination of periodic tenancy)

• R.I. Gen. Laws § 34-18-22 (Landlord to maintain fit premises)

• R.I. Gen. Laws § 34-18-26 (Landlord right of entry)

• R.I. Gen. Laws § 34-18-46 (Retaliatory conduct prohibited)

• Federal lead disclosure requirements (42 U.S.C. § 4852d)

• Rhode Island Housing Landlord-Tenant Handbook, -

*Sample template only. Complete all exhibits. Tenant should receive copies of all disclosures. Consult current statutes before signing.*