Maine Residential Lease Agreement

Important Information for Maine Landlords

Maine Rental Law Highlights

Security Deposits (14 M.R.S. § 6032)

• Maximum Amount: Two months’ rent (14 M.R.S. § 6032(1))
• Return Timeline: 30 days after tenant vacates (21 days if reason given) (14 M.R.S. § 6033)
• Itemized Statement: Required if any deductions are made
• Interest Required: No statutory requirement to pay interest
• Escrow Account: Must be held in Maine financial institution (14 M.R.S. § 6032)
• Move-In Inspection: Strongly recommended to document condition
• Normal Wear and Tear: Cannot deduct for ordinary deterioration
• Penalties: Double the amount wrongfully withheld as damages (14 M.R.S. § 6033(4))

Rent and Rent Increases

• Grace Period: No statutory grace period required
• Late Fees: Maximum 4% of rent due, can’t be charged until 15 days after due date (14 M.R.S. § 6028)
• Rent Increase Notice: 45 days for rent increases (14 M.R.S. § 6015(2))
• Fixed Term: Cannot increase rent during lease term unless specified
• No Rent Control: Maine does not have state-level rent control laws

Required Disclosures (14 M.R.S. § 6030-D)

• Lead paint disclosure (pre-1978 properties) – Federal requirement
• Landlord’s name and address or authorized agent (14 M.R.S. § 6030-D)
• Bedbug disclosure (14 M.R.S. § 6021-A)
• Energy efficiency disclosure (recommended)
• Radon disclosure (recommended)
• Move-in condition documentation (recommended)
• Smoke detector and carbon monoxide detector information

Eviction and Termination (14 M.R.S. § 6002)

• 7-Day Notice: For nonpayment of rent (14 M.R.S. § 6002(1))
• 7-Day Notice: For lease violations (14 M.R.S. § 6002(2))
• 30-Day Notice: To terminate month-to-month tenancy (14 M.R.S. § 6002(1))
• Court Process Required: Must file forcible entry and detainer action
• No Self-Help: Lockouts and utility shutoffs are illegal (14 M.R.S. § 6014)

Landlord Obligations (14 M.R.S. § 6021)

• Habitability: Must maintain premises in fit and habitable condition (14 M.R.S. § 6021)
• Essential Services: Heat, water, hot water, electricity must be functional
• Compliance: Must comply with applicable building and housing codes
• Structural Integrity: Maintain in safe condition
• Smoke Detectors: Required on every level and outside sleeping areas (25 M.R.S. § 2464)
• Carbon Monoxide Detectors: Required in units with fuel-burning appliances (25 M.R.S. § 2468)
• Common Areas: Keep clean and in good repair
• Repairs: Must make necessary repairs within reasonable time

Entry Requirements (14 M.R.S. § 6025)

• Notice Required: 24 hours’ notice required (14 M.R.S. § 6025)
• Reasonable Times: Entry during reasonable hours only
• Emergency Exception: May enter without notice in emergency
• Permitted Purposes: Inspection, repairs, showing to buyers/tenants
• Court Order: May enter pursuant to court order

Tenant Rights and Protections (14 M.R.S. § 6001 et seq.)

• Quiet Enjoyment: Right to peaceful possession without interference
• Privacy Rights: Right to 24 hours’ notice before entry
• Security Deposit Protection: Double damages for wrongful withholding
• Retaliation Protection: Landlord cannot retaliate (14 M.R.S. § 6001(3))
• Repair and Deduct: Tenant may repair and deduct under certain conditions
• Military Service: SCRA protections for active duty members

Maine-Specific Considerations

Security Deposit Escrow (14 M.R.S. § 6032)

• Must be held in escrow account at Maine financial institution
• Account must be in landlord’s name
• Landlord must notify tenant of bank name and account number
• One of few states requiring in-state escrow

Security Deposit Return Timeline (14 M.R.S. § 6033)

• 30 days standard return period
• 21 days if landlord provides reason for delay in writing
• Double damages for wrongful withholding
• Tenant must provide forwarding address

Late Fee Restrictions (14 M.R.S. § 6028)

• Maximum 4% of rent due
• Cannot be charged until 15 days after rent due date
• More restrictive than many states
• One of few states with statutory late fee limits

45-Day Rent Increase Notice (14 M.R.S. § 6015(2))

• Must provide 45 days’ written notice for rent increases
• Longer than most states (30 days typical)
• Protects tenants from surprise increases
• Applies to month-to-month and renewal situations

7-Day Eviction Notices (14 M.R.S. § 6002)

• 7 days notice for both nonpayment and violations
• Shorter than some states but standard for many
• Must follow proper notice requirements
• Notice must be in writing

Bedbug Disclosure (14 M.R.S. § 6021-A)

• Landlord must disclose bedbug infestation history
• Required before signing lease
• Covers past 60 days
• Protects tenants from undisclosed infestations

Smoke and CO Detector Requirements

• Smoke detectors required on every level (25 M.R.S. § 2464)
• Must be outside all sleeping areas
• CO detectors required if fuel-burning appliances (25 M.R.S. § 2468)
• Landlord responsible for installation and initial functionality
• Tenant responsible for battery replacement and testing

Fair Housing Requirements

Best Practices for Maine Landlords

• Use comprehensive written leases for all tenancies
• Conduct thorough move-in and move-out inspections with photos
• Document property condition at move-in and move-out
• Limit security deposits to two months’ rent (required by law)
• Hold deposits in Maine escrow account (required by law)
• Return deposits within 30 days with itemization (required by law)
• Limit late fees to 4% after 15 days (required by law)
• Provide 45 days’ notice for rent increases (required by law)
• Disclose bedbug history (required by law)
• Disclose landlord’s name and address (required by law)
• Provide 24 hours’ notice before entering (required by law)
• Keep detailed records of all transactions and communications
• Respond promptly to repair requests
• 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

Maine Climate Considerations

• Four Seasons: Cold winters, mild summers
• Harsh Winters: Heavy snow, ice; heating system critical
• Temperature Extremes: Below 0°F to 90°F+ range
• Heating Costs: High due to long winter season
• Insulation: Critical for energy efficiency
• Ice Dams: Common issue requiring proper maintenance
• Snow Removal: Essential for safety and access

Portland and Urban Area Considerations

• Local Ordinances: Additional requirements in Portland and other cities
• Rental Registration: Some cities require landlord registration
• Certificate of Occupancy: May be required in some jurisdictions
• Lead Paint: Prevalent in older housing stock; proper disclosure critical
• Rental Inspections: Some municipalities require periodic inspections

Rural Property Considerations

• Well Water: Landlord typically maintains well system
• Septic Systems: Clarify maintenance responsibilities
• Heating Oil/Propane: Specify who pays and maintains
• Private Roads: Specify maintenance and snow removal responsibilities
• Winterization: Critical in vacant seasonal properties
• Wood Heat: If applicable, specify responsibilities

Resources

• 14 M.R.S. – Title 14, Chapter 709 (Residential Tenancies)
• Maine State Housing Authority
• Pine Tree Legal Assistance
• Maine Real Estate and Development Association
• District courts (for eviction proceedings)
• Maine Attorney General’s Office – Consumer Protection