RESIDENTIAL LEASE AGREEMENT (Vermont)

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, storage, or appurtenances identified in Section 2. "Rent" means all amounts payable under this Agreement, not including security deposits. "Lease Term" means the period in Section 3. "Actual notice" has the meaning in 9 V.S.A. § 4451. 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]], Unit [[Unit Number if Applicable]] (the "Premises"). Assigned parking: [[Parking Space(s)]]. Storage: [[Storage Area]]. Furnishings and appliances included: [[Furnishings and Appliances]]. Tenant has examined the Premises (including all systems, appliances, and smoke/CO detectors) and accepts it in its current condition except as noted on the Move-In Inventory & Condition Checklist (Exhibit A). The Premises shall be used solely as a private residence. No commercial, unlawful, or hazardous use is permitted.

3. Term; Possession The Lease Term is [[Lease Term Length]] (fixed term or month-to-month as indicated), beginning [[Lease Start Date]] (the move-in/possession date) and ending [[Lease End Date]]. If Landlord cannot deliver possession at the start date, Rent abates until possession is delivered. If delivery is delayed more than [[Possession Delay Cap]] days, 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]] (or such other place as Landlord designates in writing). If the Term begins on a day other than the first of the month, 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, and does not reinstate the tenancy after a notice has been served. Rent includes only those amounts stated; additional charges must be agreed in writing.

5. Late Charges; Returned Payments Rent is late if not received by the due date (or within any grace period stated in the lease or required by law). Tenant shall pay a late charge of [[Late Fee]] only if the fee is a reasonable estimate of Landlord's actual costs caused by the late payment and is disclosed in this Agreement (see Highgate Associates precedent on penalty prohibition). A returned-payment fee of [[Returned Payment Fee]] applies to any check, electronic payment, or other instrument that is dishonored or returned unpaid. Landlord may require future payments in cash, money order, or certified funds after repeated late or returned payments.

6. Security Deposit Upon signing or before possession, Tenant shall pay a security deposit of [[Security Deposit Amount]]. Under 9 V.S.A. § 4461 (as of June 2026), there is no statewide statutory cap on the amount of a security deposit for most residential tenancies; however, certain municipalities (including Burlington and Barre) impose limits (commonly one month's rent) and may require interest-bearing accounts. The deposit secures Tenant's performance of obligations to pay rent and to maintain the dwelling unit. Landlord may retain all or a portion only for: (1) nonpayment of rent; (2) damage beyond normal wear and tear; (3) nonpayment of utilities or charges Tenant was required to pay; or (4) costs to remove abandoned articles. Landlord shall return the security deposit together with a written itemized statement of any deductions within 14 days after the date Landlord discovers the tenant vacated or abandoned (or the date Tenant vacated with notice), or within 60 days for seasonal occupancy of a unit not intended as a primary residence. The statement and payment (if any) shall be hand-delivered or mailed to Tenant's last known address. If Landlord fails to return the deposit and statement within 14 days, Landlord forfeits the right to withhold any portion; if the failure is willful, Landlord is liable for double the amount wrongfully withheld plus reasonable attorney's fees and costs. Tenant may not apply the deposit as last month's rent without Landlord's prior written consent. Upon sale or transfer of the property, the deposit transfers to the new landlord with actual notice to Tenant (9 V.S.A. § 4461(f)). Local ordinances may supplement these rules.

7. Utilities; Services Tenant shall pay for [[Tenant-Paid Utilities]]; Landlord shall pay for [[Landlord-Paid Utilities]]. Tenant shall place all tenant-paid utilities in Tenant's name effective on the Lease Start Date and shall maintain continuous service. Landlord is not liable for interruptions of utilities or services not within Landlord's reasonable control or caused by Tenant's actions. If utilities are included in Rent, usage shall be reasonable; excessive use beyond normal for the Premises may be billed separately after notice.

8. Occupants; Guests The Premises shall be occupied only by Tenant and: [[Permitted Additional Occupants]]. Any guest staying more than [[Guest Stay Limit]] consecutive days (or more than a total of [[Guest Stay Limit Total per Period]] days in any 30-day period) without Landlord's prior written consent may be treated as an unauthorized occupant and a material breach. All occupants and guests are subject to the terms of this Agreement.

9. Use; Conduct; Quiet Enjoyment Tenant shall use the Premises only as a private residence, shall comply with all applicable laws, ordinances, and building/housing/health regulations, shall not create or permit a nuisance, and shall not disturb other tenants' or neighbors' quiet enjoyment. Tenant shall not conduct or permit any illegal activity or business on the Premises. Tenant shall require all occupants and guests to comply with these obligations.

10. Pets; Assistance Animals Pet policy: [[Pet Policy]]. No animals, pets, or livestock are permitted on the Premises without Landlord's prior written consent except for a service animal or assistance animal that must be permitted under federal or Vermont law (including the Fair Housing Act and applicable disability laws). Tenant is responsible for any damage, noise, odor, waste, or injury caused by any animal, and shall promptly clean up and repair. Violation may result in removal of the animal and/or termination of the tenancy.

11. Smoking Smoking policy: [[Smoking Policy]] (including tobacco, cannabis, e-cigarettes/vaping, and similar). Tenant is responsible for any damage, odor, residue, or complaints caused by smoking. Smoking is prohibited in any common areas unless expressly permitted in writing. Violation may be grounds for termination after notice.

12. Parking; Vehicles Only operable, registered, and insured vehicles may be parked in assigned spaces or areas. Inoperable, unregistered, or unauthorized vehicles, or vehicles blocking access, fire lanes, or other tenants, may be towed or booted at the owner's expense after any notice required by law or posted rules: [[Parking and Towing Rules]]. No vehicle repair or storage of inoperable vehicles is permitted on the Premises without prior written consent.

13. Maintenance, Landlord (Warranty of Habitability) Landlord shall maintain the Premises in a habitable condition that is safe, clean, and fit for human habitation and that complies with all applicable building, housing, and health regulations (9 V.S.A. § 4457). As part of the implied warranty of habitability, Landlord shall ensure heating facilities capable of providing a reasonable amount of heat and shall supply a reasonable amount of heat when heat is included in the rental agreement. Landlord shall provide adequate hot and cold running water properly connected (except for units rented for summer occupancy or as hunting camps). Landlord shall keep structural elements, roof, exterior, plumbing, electrical, heating, and supplied appliances in good working order and shall make repairs necessary to comply with the warranty of habitability. No provision waiving the warranty of habitability is enforceable.

14. Maintenance, Tenant Tenant shall keep the Premises clean, sanitary, safe, and free of hazards and debris; properly use all systems, appliances, and fixtures; replace HVAC filters, light bulbs, and smoke/CO-detector batteries as needed; keep plumbing drains clear of clogs caused by Tenant; and maintain any yard, lawn, or exterior areas as agreed ([[Yard/Pest Responsibility]]). Tenant shall promptly notify Landlord in writing of any needed repairs, defects, or unsafe conditions. Tenant shall not deliberately or negligently destroy, deface, damage, or remove any part of the Premises or permit others to do so (9 V.S.A. § 4456). Tenant shall pay for repair of damage caused by Tenant's, occupants', or guests' negligence, carelessness, accident, or abuse beyond normal wear and tear.

15. Repair Requests; Emergencies Routine repair requests shall be submitted in writing (email or other designated method) to [[Repair Contact]]. For life-threatening or property-damaging emergencies, Tenant shall immediately contact [[Emergency Contact/Procedure]] and, if appropriate, emergency services. Landlord shall make required repairs within a reasonable time after receiving actual notice. Tenant shall not withhold Rent for repairs except as expressly permitted by law and after following required procedures.

16. Alterations; Fixtures; Locks Tenant shall not paint, wallpaper, alter, install fixtures, antennas, satellite dishes, additional locks, or security devices, or make any structural or cosmetic changes without Landlord's prior written consent. Any approved alterations or improvements become Landlord's property upon installation or termination unless the parties agree otherwise in writing. Tenant shall not change or add locks without providing Landlord a key or access device. Unauthorized alterations may be removed at Tenant's expense or become grounds for termination.

17. Landlord's Right of Entry Landlord may enter the Premises with Tenant's consent (which shall not be unreasonably withheld). Landlord may also enter between the hours of 9:00 A.M. and 9:00 P.M. on no less than 48 hours' actual notice for the following purposes: (1) to inspect the Premises; (2) to make necessary or agreed repairs, alterations, or improvements; (3) to supply agreed services; or (4) to exhibit the Premises to prospective purchasers, mortgagees, tenants, workers, or contractors (9 V.S.A. § 4460). Landlord may enter without consent or notice only when there is a reasonable belief of imminent danger to any person or to property. Tenant shall not unreasonably interfere with Landlord's lawful entry rights.

18. Renter's Insurance; Waiver of Subrogation Tenant shall maintain renter's insurance (or tenant's homeowners policy) with personal property and personal-liability coverage of at least [[Renter's Insurance Minimum]] throughout the Term and shall provide proof to Landlord upon request. Each party waives subrogation rights against the other to the extent of insurance proceeds received. Landlord's insurance does not cover Tenant's personal property, improvements, or liability. Failure to maintain required insurance may be a material breach.

19. Liability; Indemnity Except to the extent caused by Landlord's negligence or violation of law, Tenant assumes all risk of loss or injury arising from Tenant's use or occupancy of the Premises or from the acts or omissions of Tenant, occupants, or guests. Tenant shall indemnify, defend, and hold Landlord harmless from and against claims, damages, liabilities, and expenses (including reasonable attorneys' fees) arising from such use or acts, to the fullest extent permitted by law.

20. Assignment; Subletting Tenant shall not assign this Agreement or sublet the Premises or any part thereof without Landlord's prior written consent, which may be granted or withheld in Landlord's reasonable discretion. Any attempted assignment or sublease without consent is void and a material breach. Tenant remains fully liable for all obligations under this Agreement even if consent is granted.

21. Rules and Regulations; HOA/Condo Tenant shall comply with Landlord's reasonable written Rules and Regulations (Exhibit B) and with any applicable homeowners' association, condominium, or cooperative rules: [[HOA/Condo Rules]]. Landlord may adopt or amend reasonable Rules on prior written notice to Tenant, provided the changes do not substantially modify the essential terms of this Agreement. Violation of Rules after notice may constitute a breach.

22. Damage or Destruction (Casualty) If the Premises is damaged or destroyed by fire, casualty, or other cause not caused by Tenant or Tenant's guests and is rendered wholly or partially uninhabitable, Rent shall abate proportionately for the unusable portion. If the Premises cannot reasonably be repaired within [[Casualty Repair Period]] days, either party may terminate this Agreement by written notice. Landlord shall not be required to rebuild or repair beyond available insurance proceeds.

23. Condemnation; Eminent Domain If all or a material portion of the Premises is taken by eminent domain or condemnation, this Agreement terminates as to the part taken as of the date possession is required by the condemning authority. Rent shall be adjusted accordingly. The award for the taking of the land and building belongs to Landlord; Tenant may pursue any separate claim for relocation or moving expenses to the extent permitted by law.

24. Default; Remedies Tenant is in default if Tenant fails to pay Rent when due, fails to perform any other obligation under this Agreement or law, or violates any material term. For nonpayment of rent, Landlord may terminate by providing actual notice that the tenancy will end at least 14 days after the notice (9 V.S.A. § 4467(a)); the tenancy does not terminate if Tenant pays all rent due through the end of the period before the termination date. For material breach other than nonpayment (or violation of tenant obligations under 9 V.S.A. § 4456), Landlord may terminate by actual notice at least 30 days prior to the termination date. For criminal activity, illegal drug activity, or acts of violence threatening health or safety of other residents, Landlord may terminate with at least 14 days' actual notice (9 V.S.A. § 4467(b)(2)). On default, Landlord may pursue all remedies available under law, including possession via ejectment, recovery of unpaid Rent, damages, costs, and reasonable attorneys' fees. Landlord shall not engage in self-help eviction (changing locks, shutting off utilities, removing property, or threats) (9 V.S.A. § 4463). After termination, Tenant remains liable for Rent for the balance of the Term, subject to Landlord's duty to mitigate by making reasonable efforts to re-rent.

25. Abandonment; Personal Property If Tenant abandons the Premises (i.e., is absent for a period of time and circumstances reasonably indicate intent to abandon, or fails to pay rent and remove belongings), Landlord may retake possession and dispose of personal property left behind only in accordance with applicable Vermont law after any required notice. Tenant waives any claim to abandoned property to the extent permitted by law.

26. Bankruptcy; Insolvency Tenant's bankruptcy, insolvency, or assignment for creditors does not give Tenant any right to retain possession contrary to this Agreement, except to the extent required by applicable federal bankruptcy law. Landlord may seek relief from the automatic stay or other remedies as permitted.

27. Holdover If Tenant remains in possession after the expiration or termination of the Term without Landlord's written consent, Tenant is a holdover tenant. Tenant shall pay holdover rent at the rate of [[Holdover Rate]] (or such higher amount as permitted by law) plus any resulting damages, and the tenancy may be terminated on shorter notice. With Landlord's written consent and no new agreement, the tenancy may convert to month-to-month on the same terms.

28. Surrender; Move-Out At the end of the tenancy (whether by expiration, termination, or otherwise), Tenant shall: (a) remove all personal property and debris; (b) return all keys, access devices, remotes, and parking permits; (c) leave the Premises broom-clean and in the same condition as at move-in, reasonable wear and tear and damage by fire or other casualty excepted; (d) have all utilities in Tenant's name transferred or closed as agreed; and (e) provide Landlord a written forwarding address for the security deposit accounting. Failure to surrender in proper condition may result in deductions from the deposit and/or additional charges.

29. Notices All notices under this Agreement or required by law shall be in writing and given by actual notice (hand delivery or first-class or certified mail to the last known address, with 3-day rebuttable presumption for mailing under 9 V.S.A. § 4451). Notices to Tenant may be delivered to the Premises or the address on file. Notices to Landlord shall be sent to [[Landlord Notice Address]] (or such other address as Landlord designates). Tenant shall give Landlord prompt written notice of any change in contact information. To terminate a month-to-month tenancy in the absence of a written lease, the terminating party must generally give actual notice as required by 9 V.S.A. § 4467 (60 or 90 days for landlord no-cause depending on duration; tenant typically one rental period unless otherwise agreed).

30. Subordination; Estoppel; Attornment This Agreement is and shall remain subordinate to any present or future mortgage, deed of trust, or ground lease on the Premises. Within ten (10) days after request, Tenant shall execute and deliver any commercially reasonable estoppel certificate or other document confirming the status of this Agreement. Tenant shall attorn to any successor owner or lender upon request.

31. Waiver; Non-Waiver No delay or failure by either party to enforce any term of this Agreement or exercise any right or remedy is a waiver of that term or right. A waiver of one breach or default is not a waiver of any other or subsequent breach. Any waiver must be in writing and signed by the waiving party to be effective.

32. Severability If any provision of this Agreement is held invalid, illegal, or unenforceable by a court of competent jurisdiction, the invalidity shall not affect any other provision; the remaining provisions shall continue in full force and effect. The invalid provision shall be modified to the minimum extent necessary to make it valid and enforceable.

33. Time of Essence Time is of the essence with respect to all dates, deadlines, and obligations under this Agreement.

34. Entire Agreement; Amendments; Electronic Signature This Agreement, together with all exhibits, addenda, and any written amendments, constitutes the entire agreement between the parties and supersedes all prior negotiations, representations, and agreements (whether written or oral). It may be modified only by a writing signed by both parties. This Agreement may be executed in counterparts, each of which is deemed an original. Electronic signatures and electronic transmission of signed copies are valid and binding to the extent permitted by Vermont's Uniform Electronic Transactions Act (9 V.S.A. § 270 et seq.) and applicable federal law.

35. Joint and Several Liability Each person signing as Tenant is jointly and severally liable for all obligations under this Agreement, including Rent, damages, and performance of all covenants.

36. Attorneys' Fees; Costs In any action or proceeding to enforce rights under this Agreement or arising out of the tenancy, the prevailing party may recover reasonable attorneys' fees and costs to the extent permitted by applicable law (including 9 V.S.A. provisions authorizing such recovery).

37. Waiver of Jury Trial To the extent permitted by Vermont law, each party waives the right to a jury trial in any dispute arising out of or relating to this Agreement or the tenancy.

38. Governing Law; Venue This Agreement is governed by and construed in accordance with the laws of the State of Vermont, without regard to conflicts of law principles. Any legal action arising out of this Agreement shall be brought in the state or federal courts located in the county where the Premises is situated, or as otherwise required by law.

39. Servicemembers Civil Relief Act (SCRA) A Tenant who is a servicemember (or dependent) may have the right to terminate this Agreement early upon entering military service, receiving qualifying orders, or other circumstances provided by the federal Servicemembers Civil Relief Act (50 U.S.C. §§ 3901 et seq.) and any applicable Vermont law. Tenant shall provide written notice and a copy of the orders or other qualifying documentation.

40. Domestic Violence, Sexual Assault, Stalking, and Related Protections A Tenant who is a victim of domestic violence, sexual assault, stalking, human trafficking, or related crimes may have rights to early termination, lock changes, or other protections under 9 V.S.A. Chapter 137 (including provisions addressing retaliatory conduct) and other applicable Vermont statutes (e.g., 15 V.S.A. family court protections) upon providing the required documentation (such as a protective order, police report, or certification from a qualified third party). Landlord shall not retaliate against a tenant who exercises such rights. Tenant shall provide reasonable advance notice when possible.

41. Retaliation Prohibited Landlord shall not retaliate against Tenant for exercising rights under this Agreement or Vermont law, including complaining in good faith about habitability, code violations, or organizing with other tenants, or contacting governmental authorities (9 V.S.A. § 4465). Retaliation may entitle Tenant to damages, injunctive relief, and reasonable attorney's fees, and may constitute a defense to eviction.

42. Self-Help Eviction Prohibited Landlord shall not use "self-help" eviction methods, including changing locks, shutting off utilities, removing Tenant's property, threats of force, or other extra-judicial actions to regain possession. All evictions must proceed through proper court process under Vermont law (9 V.S.A. § 4463 and related chapters).

43. Disclosures (Vermont) - Lead-Based Paint. If the Premises was built before 1978, Landlord has provided (or will provide prior to execution) the required federal lead-based paint disclosure and EPA pamphlet "Protect Your Family From Lead in Your Home" pursuant to 42 U.S.C. § 4852d and 24 C.F.R. Part 35. Tenant acknowledges receipt where applicable. - Smoke and Carbon Monoxide Detectors. Working smoke alarms are installed as required by Vermont law. Where a fossil-fuel burning appliance, fireplace, or attached garage is present, carbon monoxide alarms are installed and operational as required. Tenant shall test detectors regularly, replace batteries, and immediately report any malfunction to Landlord. Tampering with or disabling detectors is prohibited. - Security Deposit. The rights and obligations regarding the security deposit are set forth in Section 6 and governed by 9 V.S.A. § 4461. Local ordinances in the municipality where the Premises is located may provide additional protections. - Habitability and Repairs. Tenant's rights under the warranty of habitability are set forth in Sections 13, 15 and 9 V.S.A. § 4457. Landlord may not waive these protections. - Entry Rights. Landlord's entry rights and Tenant's protections are set forth in Section 17 and 9 V.S.A. § 4460 (48-hour notice, 9 a.m., 9 p.m.). - Termination and Eviction. Notice requirements and tenant protections for termination and eviction are governed by 9 V.S.A. § 4467 and related provisions. Self-help evictions are prohibited. - Fair Housing. This tenancy is subject to the federal Fair Housing Act (42 U.S.C. § 3601 et seq.) and Vermont fair housing laws. Discrimination on protected bases is prohibited. - Other. Landlord discloses any known material defects or conditions that would materially affect habitability or value of which Landlord has actual knowledge and that are not readily observable by Tenant: [[Known Material Defects Disclosure]]. Radon, mold, asbestos, or other environmental disclosures: [[Environmental Disclosures]] (if applicable or required locally).

44. Addenda and Exhibits The following are attached and incorporated by reference: - Exhibit A: Move-In Inventory & Condition Checklist (completed and signed at move-in; to be used at move-out). - Exhibit B: Rules & Regulations. - Exhibit C: Lead-Based Paint Disclosure and Pamphlet (if Premises built before 1978). - Exhibit D: Additional Addenda: [[Additional Addenda]] (including any required local disclosures, pet addendum, parking rules, or other rider).

45. Signatures

LANDLORD, [[Landlord Name]]

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

TENANT(S)

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

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

GUARANTOR (if applicable), [[Guarantor Name]]

The undersigned Guarantor personally and unconditionally guarantees the full and timely performance of all of Tenant's obligations under this Agreement, including payment of Rent and damages.

By: ______________________________ Date: _________, -

Template, not professional advice. Consult a licensed real estate attorney or Vermont Legal Aid for advice specific to your situation. Statutory provisions cited are current as of June 2026; local ordinances (e.g., Burlington, Barre) and future amendments may impose additional requirements. Verify all information against the current Vermont Statutes Online (Title 9, Chapter 137) and applicable federal law before use.

Sources (as of June 2026): 9 V.S.A. §§ 4451 (definitions), 4456 (tenant obligations), 4457 (landlord habitability warranty), 4460 (access/entry), 4461 (security deposits), 4463 (self-help eviction prohibition), 4465 (retaliation), 4467 (termination notices); 9 V.S.A. ch. 270 et seq. (UETA electronic transactions); 50 U.S.C. §§ 3901 et seq. (SCRA); 42 U.S.C. § 4852d and 24 C.F.R. Part 35 (lead-based paint); 42 U.S.C. § 3601 et seq. (Fair Housing Act); Vermont Department of Health and fire safety requirements for smoke/CO detectors.