# How to fill out a residential lease agreement

> The clauses every lease needs, the fields that get left blank, and what changes state to state.

Canonical page: https://bettrpdf.com/forms/residential-lease-agreement  
This file: https://bettrpdf.com/forms/residential-lease-agreement.md  
Site index for agents: https://bettrpdf.com/llms.txt

Fill, sign and send it back: https://bettrpdf.com/fill?form=residential-lease-agreement (sample, not legal advice)

Updated 2026-10-19. Pages: 4 to 8. Signers: Landlord and each tenant. Term: Usually 12 months. Governed by: State landlord-tenant law.

## What a Residential lease is

A residential lease is the contract between a landlord and a tenant for a home. It fixes the rent, the term, the deposit and who is responsible for what. Most states have a landlord-tenant act that overrides anything in the lease that contradicts it, so a lease is partly a form and partly a reminder of the law.

## Every field

| Field | What goes in it |
| --- | --- |
| Parties | Full legal names of the landlord or management company and every adult tenant. Every adult who lives there should sign. |
| Premises | Full address including unit number, plus parking spaces, storage and any shared areas. |
| Term | Start date and end date, or start date and notice period for a month-to-month tenancy. |
| Rent | Amount, due date, where and how it is paid, and the grace period if any. |
| Late fee | Amount or percentage and when it applies. Many states cap it. |
| Security deposit | Amount, where it is held, and the conditions and deadline for its return. Several states require a separate account and interest. |
| Utilities | Which are included in rent and which the tenant pays directly. |
| Maintenance and repairs | What the tenant must do, what the landlord must do, and how to report problems. |
| Pets, smoking, occupancy | Allowed or not, with any deposit or fee. |
| Entry | How much notice the landlord gives before entering. State law usually sets a minimum. |
| Signatures and date | Landlord and every tenant. Initials on each page are common but not required. |

## Mistakes that get it sent back

- **A deposit the state does not allow.** Deposit caps and holding rules vary. A clause that breaks them is void and can cost the landlord a penalty.
- **Blank fields.** An unfilled late fee or notice period is argued about later. Fill every field or strike it through.
- **Missing tenants.** An adult who lives there but did not sign is hard to hold to the lease and hard to remove.
- **Wrong start date after a renewal.** Renewals copied from last year keep last year's dates. Check the term before signing.

## Terms

- Clauses: Term, Holdover, Joint and several, Quiet enjoyment, Subletting, Early termination, Severability
- Money: Security deposit, Last month's rent, Late fee, Pet deposit, Prorated rent
- Related documents: Move-in checklist, Lead paint disclosure, Renewal addendum, Notice to vacate

## FAQ

**Can a lease be signed electronically?**

Yes, in every US state under ESIGN and UETA. Sign your own copy with the free Sign PDF tool today. Or send it to the other party to sign on their phone, with an audit certificate, free (25 requests a month).

**Can I edit a lease someone sent me?**

Yes. Open it in the AI editor and ask for the change. Every edit is shown as a diff before it is applied, and the other party can see exactly what moved.

**What is required by law in my state?**

Lead paint disclosure for pre-1978 housing is federal. Beyond that, deposit limits, notice periods and required disclosures are set by each state. Check your state's landlord-tenant act.

**Does the template work for a room rental?**

Mostly. Add a clause describing the shared areas and who may use them.

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