Rhode Island Residential Lease Agreement
Generate a comprehensive lease agreement compliant with Rhode Island rental laws
Property Information
Landlord Information
Tenant Information
Lease Terms
Rent and Fees
Utilities and Services
Pet Policy
Parking
Occupancy and Use
Maintenance and Repairs
Additional Terms
Important Information for Rhode Island Landlords
⚠️ Legal Notice: This lease generator provides a basic template. Rhode Island has comprehensive rental requirements under state statutes. Always consult with a qualified attorney to ensure your lease complies with all current federal, state, and local laws.
Rhode Island Rental Law Highlights
Security Deposits (R.I. Gen. Laws § 34-18-19)
- Maximum Amount: One month’s rent (R.I. Gen. Laws § 34-18-19)
- Return Timeline: 20 days after tenant vacates (R.I. Gen. Laws § 34-18-19)
- 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: Double damages plus court costs and attorney’s fees for wrongful withholding (R.I. Gen. Laws § 34-18-19)
Rent and Rent Increases (R.I. Gen. Laws § 34-18-16.1, 34-18-37)
- Grace Period: 15-day grace period before eviction (R.I. Gen. Laws § 34-18-35)
- Late Fees: Must be reasonable; typically stated in lease
- Rent Increase Notice: 30 days for month-to-month tenancies (R.I. Gen. Laws § 34-18-16.1)
- Fixed Term: Cannot increase rent during lease term unless specified
- No Rent Control: Rhode Island does not have rent control laws
Required Disclosures (R.I. Gen. Laws § 34-18-22.1, 34-18-22.2)
💡 Important: Rhode Island has extensive disclosure requirements. This form does not include all required disclosures. You must separately provide:
- Lead paint disclosure (pre-1978 properties) – Federal requirement
- Landlord’s or authorized agent’s name and address (R.I. Gen. Laws § 34-18-20)
- Move-in condition statement (R.I. Gen. Laws § 34-18-19) – required
- Smoke detector and carbon monoxide detector information
- Any known defects or issues with the property
- Written statement of tenant rights (recommended)
Eviction and Termination (R.I. Gen. Laws § 34-18-35 et seq.)
- 15-Day Notice: For nonpayment of rent (R.I. Gen. Laws § 34-18-35) – tenant has 15 days to pay or quit
- 20-Day Notice: For lease violations (R.I. Gen. Laws § 34-18-36)
- 30-Day Notice: To terminate month-to-month tenancy (R.I. Gen. Laws § 34-18-37)
- Court Process Required: Must file complaint in district court
- No Self-Help: Lockouts and utility shutoffs are illegal (R.I. Gen. Laws § 34-18-24, 34-18-25)
Landlord Obligations (R.I. Gen. Laws § 34-18-16, 34-18-22)
- Habitability: Must maintain premises in fit and habitable condition (R.I. Gen. Laws § 34-18-16)
- Essential Services: Heat, water, hot water, electricity must be functional (R.I. Gen. Laws § 34-18-16)
- Compliance: Must comply with applicable building and housing codes (R.I. Gen. Laws § 34-18-16)
- Structural Integrity: Maintain in safe condition
- Smoke Detectors: Required in all dwelling units (R.I. Gen. Laws § 23-28.18-1)
- Carbon Monoxide Detectors: Required in units with fuel-burning appliances (R.I. Gen. Laws § 23-28.20-2)
- Common Areas: Keep clean and in good repair
- Repairs: Make necessary repairs within reasonable time
Entry Requirements (R.I. Gen. Laws § 34-18-26)
- Notice Required: 2 days’ notice required (R.I. Gen. Laws § 34-18-26)
- 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 (R.I. Gen. Laws § 34-18-23, 34-18-30)
- Quiet Enjoyment: Right to peaceful possession without interference
- Privacy Rights: Right to 2 days’ notice before entry
- Security Deposit Protection: Double damages plus costs and attorney’s fees
- Repair Rights: Can repair and deduct or terminate under certain conditions (R.I. Gen. Laws § 34-18-30)
- Retaliation Protection: Strong protections (R.I. Gen. Laws § 34-18-21)
- Withholding Rent: Can withhold rent for major repairs (R.I. Gen. Laws § 34-18-32)
- Military Service: SCRA protections for active duty members
Rhode Island-Specific Considerations
One Month’s Rent Security Deposit Maximum (R.I. Gen. Laws § 34-18-19)
- Maximum security deposit is one month’s rent
- Strict statutory limit protects tenants
- Pet deposits count toward this maximum
- 20-day return period
- Double damages plus attorney’s fees for wrongful withholding
20-Day Security Deposit Return (R.I. Gen. Laws § 34-18-19)
- 20 days to return deposit with itemization
- Shorter than many states (30 days typical)
- Must provide itemized statement if deductions made
- Strong penalties for wrongful withholding
Required Move-In Condition Statement (R.I. Gen. Laws § 34-18-19)
- Landlord must provide written move-in condition statement
- Documents property condition at start of tenancy
- Critical for security deposit disputes
- Statutory requirement
15-Day Nonpayment Notice (R.I. Gen. Laws § 34-18-35)
- 15 days notice for nonpayment of rent
- Tenant has 15 days to pay or quit
- Longer than many states (3-5 days common)
- Provides tenant more time to catch up
2-Day Entry Notice (R.I. Gen. Laws § 34-18-26)
- 2 days’ notice required before entry
- 48-hour notice period
- Strong tenant privacy protections
- Emergency exception applies
Strong Tenant Remedies
- Rhode Island has comprehensive tenant protection statutes
- Repair and deduct rights (R.I. Gen. Laws § 34-18-30)
- Rent withholding for major repairs (R.I. Gen. Laws § 34-18-32)
- Strong retaliation protections (R.I. Gen. Laws § 34-18-21)
- Multiple tenant remedies for landlord violations
Fair Housing Requirements
⚠️ Discrimination: Cannot discriminate based on race, color, religion, sex, sexual orientation, gender identity or expression, marital status, age, country of ancestral origin, disability, familial status, or military status under Rhode Island law (R.I. Gen. Laws § 34-37-4).
Best Practices for Rhode Island Landlords
- Use comprehensive written leases for all tenancies
- Provide move-in condition statement (required by law)
- Conduct thorough move-in and move-out inspections with photos
- Limit security deposits to one month’s rent (required by law)
- Return deposits within 20 days with itemization (required by law)
- Provide 2 days’ notice before entry (required by law)
- Provide landlord’s name and address (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
Rhode Island Climate Considerations
- Four Seasons: Cold winters, mild summers
- Coastal Climate: Ocean moderates temperatures
- Temperature Range: 10°F to 85°F typical range
- High Humidity: Summer humidity can be high
- Snow: Significant winter snowfall
- Coastal Storms: Nor’easters and occasional hurricanes
Providence 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
Resources
- R.I. Gen. Laws – Title 34, Chapter 18 (Residential Landlord and Tenant Act)
- Rhode Island Department of Business Regulation
- Rhode Island Legal Services
- District Courts (for eviction proceedings)
- Rhode Island Apartment Association
⚠️ Disclaimer: This tool provides a template for informational purposes only and does not constitute legal advice. Rhode Island has comprehensive landlord-tenant laws under R.I. Gen. Laws Title 34, Chapter 18 including security deposit provisions (maximum one month’s rent per R.I. Gen. Laws § 34-18-19, 20-day return with itemization, double damages plus attorney’s fees for wrongful withholding), required move-in condition statement (R.I. Gen. Laws § 34-18-19), 15-day nonpayment notice (R.I. Gen. Laws § 34-18-35), 20-day violation notice (R.I. Gen. Laws § 34-18-36), 2-day entry notice requirement (R.I. Gen. Laws § 34-18-26), landlord name and address disclosure requirement, strong tenant remedies including repair and deduct and rent withholding, and comprehensive habitability provisions. This form does not include all required Rhode Island disclosures. Consult with a qualified Rhode Island real estate attorney to ensure full compliance with all applicable federal, state, and local laws.
