Alaska Residential Lease Agreement

Important Information for Alaska Landlords

Alaska Rental Law Highlights

Security Deposits (Alaska Stat. § 34.03.070)

• Maximum Amount: Two months’ rent (Alaska Stat. § 34.03.070(a))
• Return Timeline: 14 days if proper termination notice given; 30 days otherwise (Alaska Stat. § 34.03.070(c))
• Itemized Statement: Required if any deductions are made
• Interest Required: No statutory requirement to pay interest
• Move-In Inspection: Strongly recommended to document condition
• Normal Wear and Tear: Cannot deduct for ordinary deterioration
• Penalties: One and a half times deposit for bad faith withholding (Alaska Stat. § 34.03.070(d))

Rent and Rent Increases (Alaska Stat. § 34.03.290)

• Grace Period: No statutory grace period required
• Late Fees: Must be reasonable; typically stated in lease
• Rent Increase Notice: 30 days for month-to-month tenancies (Alaska Stat. § 34.03.290(b))
• Fixed Term: Cannot increase rent during lease term unless specified
• No Rent Control: Alaska does not have rent control laws

Required Disclosures (Alaska Stat. § 34.03.080)

• Lead paint disclosure (pre-1978 properties) – Federal requirement
• Landlord’s or authorized agent’s name and address (Alaska Stat. § 34.03.080)
• Move-in condition documentation (strongly recommended)
• Smoke detector and carbon monoxide detector information
• Any known defects or issues with the property

Eviction and Termination (Alaska Stat. § 34.03.220, 34.03.290)

• 7-Day Notice: For nonpayment of rent (Alaska Stat. § 34.03.220(b)) – tenant must pay within 7 days
• 10-Day Notice: For lease violations with right to cure (Alaska Stat. § 34.03.220(a)(2))
• 24-Hour Notice: For serious violations or criminal activity (Alaska Stat. § 34.03.220(a)(1))
• 30-Day Notice: To terminate month-to-month tenancy (Alaska Stat. § 34.03.290(b))
• Court Process Required: Must file eviction action in district court
• No Self-Help: Lockouts and utility shutoffs are illegal (Alaska Stat. § 34.03.210)

Landlord Obligations (Alaska Stat. § 34.03.100)

• Habitability: Must maintain premises in fit and habitable condition (Alaska Stat. § 34.03.100)
• Essential Services: Heat, water, hot water, electricity must be functional
• Compliance: Must comply with applicable building and housing codes (Alaska Stat. § 34.03.100)
• Structural Integrity: Maintain in safe condition
• Smoke Detectors: Required in all dwelling units (Alaska Stat. § 18.70.095)
• Carbon Monoxide Detectors: Required in units with fuel-burning appliances (Alaska Stat. § 18.70.095)
• Heating: Adequate heating system critical for Alaska climate
• Common Areas: Keep clean and in good repair
• Repairs: Make necessary repairs within reasonable time

Entry Requirements (Alaska Stat. § 34.03.140)

• Notice Required: 24 hours’ notice required (Alaska Stat. § 34.03.140)
• Reasonable Times: Entry during reasonable hours only
• Emergency Exception: May enter without notice in emergency
• Permitted Purposes: Inspection, repairs, showing to buyers/tenants

Tenant Rights and Protections (Alaska Stat. § 34.03.150, 34.03.230)

• Quiet Enjoyment: Right to peaceful possession without interference
• Privacy Rights: Right to 24 hours’ notice before entry
• Security Deposit Protection: 1.5 times deposit for bad faith withholding
• Repair Rights: Limited statutory repair remedies (Alaska Stat. § 34.03.180, 34.03.190)
• Retaliation Protection: Protections against retaliation (Alaska Stat. § 34.03.310)
• Military Service: SCRA protections for active duty members

Alaska-Specific Considerations

Two Months’ Rent Security Deposit Maximum (Alaska Stat. § 34.03.070(a))

• Maximum security deposit is two months’ rent
• Higher than many states (typically 1-1.5 months)
• Pet deposits count toward this maximum
• 14-day return if proper notice given; 30 days otherwise
• 1.5 times deposit penalty for bad faith withholding

14-Day Return with Proper Notice (Alaska Stat. § 34.03.070(c))

• 14 days to return if tenant gave proper termination notice
• 30 days if tenant did not give proper notice
• Two-tiered timeline encourages proper procedures
• One of shortest return periods in nation with proper notice

1.5 Times Deposit Penalty (Alaska Stat. § 34.03.070(d))

• One and a half times deposit for bad faith withholding
• Significant statutory penalty
• Encourages proper handling of deposits

7-Day Nonpayment Notice (Alaska Stat. § 34.03.220(b))

• 7 days notice for nonpayment of rent
• Tenant must pay within 7 days
• Shorter than many states (14-15 days common)
• 24-hour notice for serious violations or criminal activity

24-Hour Entry Notice (Alaska Stat. § 34.03.140)

• 24 hours’ notice required before entry
• Reasonable hours only
• Emergency exception applies

Fair Housing Requirements

Best Practices for Alaska Landlords

• Use comprehensive written leases for all tenancies
• Conduct thorough move-in and move-out inspections with photos
• Document property condition extensively
• Limit security deposits to two months’ rent (required by law)
• Return deposits within 14 days if proper notice or 30 days (required by law)
• Provide 24 hours’ notice before entry (required by law)
• Provide landlord’s name and address (required by law)
• Ensure adequate heating system for Alaska winters
• Keep detailed records of all transactions and communications
• Respond promptly to repair requests, especially heating issues
• Maintain property to comply with housing codes
• Install and maintain working smoke and CO detectors
• Never use self-help eviction methods
• Follow proper court procedures for evictions

Alaska Climate Considerations

• Extreme Winters: Very cold temperatures, long winter season
• Temperature Range: -40°F to 70°F typical range (varies by region)
• Heating Critical: Adequate heating system absolutely essential for habitability
• High Heating Costs: Significant utility expenses September through May
• Snow and Ice: Heavy snow accumulation; ice dams; roof load concerns
• Extreme Daylight Variation: 24-hour daylight in summer; minimal daylight in winter
• Frozen Pipes: Major concern; proper insulation critical
• Block Heaters: Vehicle block heater outlets often expected in parking

Anchorage and Urban Area Considerations

• Local Ordinances: Additional requirements in municipalities
• Rental Registration: Some areas may require registration
• Certificate of Occupancy: May be required in some jurisdictions
• Earthquake Considerations: Building codes reflect seismic activity
• Wildlife: Moose, bears – property security considerations

Rural Property Considerations

• Well Water: Landlord typically maintains well system; winterization critical
• Septic Systems: Clarify maintenance responsibilities; cold weather concerns
• Heating Oil/Propane: Specify who pays and maintains; critical for survival
• Private Roads: Specify maintenance and snow removal; access critical
• Distance to Services: Remote locations; emergency planning essential
• Winterization: Critical for unoccupied properties; burst pipes catastrophic
• Satellite/Limited Internet: Limited infrastructure in rural areas

Resources

• Alaska Stat. – Title 34, Chapter 3 (Uniform Residential Landlord and Tenant Act)
• Alaska Department of Law
• Alaska Legal Services Corporation
• District Courts (for eviction proceedings)
• Alaska Landlord Association