New Hampshire Residential Lease Agreement

Important Information for New Hampshire Landlords

New Hampshire Rental Law Highlights

Security Deposits (N.H. Rev. Stat. § 540-A:5 to 540-A:7)

• Maximum Amount: One month’s rent plus $100 for wear and tear (N.H. Rev. Stat. § 540-A:6) – unique cap structure
• Return Timeline: 30 days after tenant vacates (N.H. Rev. Stat. § 540-A:7(I))
• Itemized Statement: Required if any deductions are made
• Interest Required: Must pay interest annually if deposit held over 1 year (N.H. Rev. Stat. § 540-A:6(II)) – calculated at rate provided by state treasurer
• Move-In Inspection: Strongly recommended to document condition
• Normal Wear and Tear: $100 may be used for normal wear and tear
• Penalties: Actual damages plus $1,000 for bad faith withholding (N.H. Rev. Stat. § 540-A:7(III))

Rent and Rent Increases (N.H. Rev. Stat. § 540:9, 540-A:3)

• 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 (N.H. Rev. Stat. § 540:9)
• Fixed Term: Cannot increase rent during lease term unless specified
• No Rent Control: New Hampshire does not have rent control laws

Required Disclosures (N.H. Rev. Stat. § 540-A:2)

• Lead paint disclosure (pre-1978 properties) – Federal requirement
• Landlord’s or authorized agent’s name and address (N.H. Rev. Stat. § 540-A:2)
• Move-in condition documentation (strongly recommended)
• Smoke detector and carbon monoxide detector information
• Any known defects or issues with the property

Eviction and Termination (N.H. Rev. Stat. § 540:2, 540:3, 540:9)

• 7-Day Notice: For nonpayment of rent (N.H. Rev. Stat. § 540:2) – tenant must pay within 7 days
• 30-Day Notice: For lease violations (N.H. Rev. Stat. § 540:3)
• 30-Day Notice: To terminate month-to-month tenancy (N.H. Rev. Stat. § 540:9)
• Court Process Required: Must file eviction action in district court
• No Self-Help: Lockouts and utility shutoffs are illegal (N.H. Rev. Stat. § 540-A:3)

Landlord Obligations (N.H. Rev. Stat. § 48-A:14, 540-A:2)

• Habitability: Must maintain premises in fit and habitable condition (N.H. Rev. Stat. § 48-A:14)
• Essential Services: Heat, water, hot water, electricity must be functional
• Compliance: Must comply with applicable building and housing codes (N.H. Rev. Stat. § 48-A:14)
• Structural Integrity: Maintain in safe condition
• Smoke Detectors: Required in all dwelling units (N.H. Rev. Stat. § 153:10-a)
• Carbon Monoxide Detectors: Required in units with fuel-burning appliances (N.H. Rev. Stat. § 153:10-c)
• Common Areas: Keep clean and in good repair
• Repairs: Make necessary repairs within reasonable time

Entry Requirements (N.H. Rev. Stat. § 540-A:3)

• Notice Required: Reasonable notice required (notice period not specified by statute)
• 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 (N.H. Rev. Stat. § 540-A:3, 540-A:4)

• Quiet Enjoyment: Right to peaceful possession without interference
• Privacy Rights: Reasonable notice before entry
• Security Deposit Protection: $1,000 penalty for bad faith withholding
• Repair Rights: Limited statutory repair remedies (N.H. Rev. Stat. § 540-A:4)
• Retaliation Protection: Protections against retaliation (N.H. Rev. Stat. § 540-A:3)
• Military Service: SCRA protections for active duty members

New Hampshire-Specific Considerations

Unique Security Deposit Cap (N.H. Rev. Stat. § 540-A:6)

• Maximum: One month’s rent plus $100
• The $100 is specifically for normal wear and tear
• Unique structure among all states
• Pet deposits count toward this maximum
• Interest required if held over 1 year

Interest on Security Deposits (N.H. Rev. Stat. § 540-A:6(II))

• Must pay interest annually if deposit held over 1 year
• Rate set by state treasurer
• One of few states requiring interest on deposits
• Interest becomes tenant’s property

$1,000 Penalty for Bad Faith (N.H. Rev. Stat. § 540-A:7(III))

• Actual damages plus $1,000 for bad faith withholding
• Significant statutory penalty
• Encourages proper handling of deposits
• 30-day return period

7-Day Nonpayment Notice (N.H. Rev. Stat. § 540:2)

• 7 days notice for nonpayment of rent
• Tenant must pay within 7 days
• Shorter than many states (14-15 days common)
• Relatively landlord-friendly eviction timeline

Fair Housing Requirements

Best Practices for New Hampshire Landlords

• Use comprehensive written leases for all tenancies
• Conduct thorough move-in and move-out inspections with photos
• Limit security deposits to one month’s rent plus $100 (required by law)
• Return deposits within 30 days with itemization (required by law)
• Pay interest annually on deposits held over 1 year (required by law)
• Provide landlord’s name and address (required by law)
• Provide reasonable notice before entry
• 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

New Hampshire Climate Considerations

• Four Seasons: Cold winters, mild summers
• Harsh Winters: Heavy snow, very cold temperatures
• Temperature Range: -10°F to 85°F typical range
• Heating Critical: Adequate heating system essential October through April
• Snow Removal: Critical for safety and access
• Ice Dams: Common issue; proper maintenance required
• High Heating Costs: Significant utility expenses in winter

Manchester and Urban Area Considerations

• Local Ordinances: Additional requirements in cities
• Rental Registration: Some cities may require registration
• Certificate of Occupancy: May be required in some jurisdictions
• Lead Paint: Present in older housing; proper disclosure critical
• Rental Inspections: Some cities require inspections

Rural Property Considerations

• Well Water: Landlord typically maintains well system
• Septic Systems: Clarify maintenance responsibilities
• Propane/Heating Oil: Specify who pays and maintains; critical for heat
• Private Roads: Specify maintenance and snow removal responsibilities
• Distance to Services: Remote locations; specify emergency procedures
• Winterization: Critical for unoccupied properties

Resources

• N.H. Rev. Stat. – Title 55, Chapter 540 (Proceedings in Relation to Tenancies)
• N.H. Rev. Stat. – Title 55, Chapter 540-A (Regulation of Tenancy)
• New Hampshire Housing Finance Authority
• New Hampshire Legal Assistance
• District courts (for eviction proceedings)
• New Hampshire Apartment Association