Rhode Island Residential Lease Agreement
Rhode Island caps security deposits at 1 month's rent, returned or itemized within 20 days. Create a free lease agreement template. Attorney review available.
Introduction
A residential lease agreement is a legally binding contract between a landlord and a tenant that sets the terms for renting a home: the rent amount, the length of the tenancy, the security deposit, each party's responsibilities, and how the tenancy ends. In Rhode Island, a landlord may not demand or receive a security deposit worth more than one month's rent, though a separate furniture deposit of up to one month's rent is allowed if the unit is furnished with a replacement value of $5,000 or more. When the tenancy ends, the landlord must return the deposit, or an itemized statement (a line-by-line list) of any deductions, within 20 days of the later of termination, delivery of possession, or the tenant giving a forwarding address. Rhode Island's Residential Landlord and Tenant Act, R.I. Gen. Laws Section 34-18-1 et seq., also requires the lease to disclose the name and address of whoever manages the property and of the owner, and, for housing built before 1978, both the federal lead-paint disclosure and Rhode Island's own lead disclosure and pamphlet. A landlord must give at least two days' notice before entering the rental except in an emergency. Attorney review is available as an option before you sign.
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Key Things to Know
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A residential lease agreement is a contract between a landlord and a tenant that sets the rent, term, security deposit, and each side's responsibilities, and spells out how the tenancy ends.
- 2
The security deposit is capped at one month's rent, plus a separate furniture security deposit of up to one month's rent if the unit is furnished with a replacement value of $5,000 or more (R.I. Gen. Laws Section 34-18-19).
- 3
The deposit, or an itemized statement of deductions with any remaining balance, is due within 20 days after the later of the end of the tenancy, delivery of possession, or the tenant providing a forwarding address (Section 34-18-19).
- 4
Required disclosures include the manager's and owner's name and address, a foreclosure notice if the landlord is 120 or more days delinquent on the mortgage, the federal lead-paint disclosure for pre-1978 housing, and Rhode Island's own lead disclosure and pamphlet (Sections 34-18-20, 42-128.1).
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A landlord must give at least two days' (48 hours') notice before entering, except in an emergency, and may enter only at reasonable times (Section 34-18-26).
- 6
There is no statutory late-fee cap or statutory grace period, but a landlord cannot send a written nonpayment demand until rent is 15 days in arrears (Section 34-18-35).
- 7
Rhode Island has no statewide rent control or just-cause eviction law; ending a month-to-month tenancy takes at least 30 days' notice, and raising rent takes at least 60 days' notice, or 120 days for a month-to-month tenant over 62 (Sections 34-18-37, 34-18-16.1).
Key decisions before you file
Before you file a Residential Lease Agreement in Rhode Island, a few decisions shape the document: which option to choose and what each one means. The Residential Lease Agreement guide walks through them.
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Rhode Island Requirements for Residential Lease Agreement
Security Deposit Capped at One Month's Rent
A landlord may not demand or receive a security deposit worth more than one month's rent. If the unit is furnished with a replacement value of $5,000 or more, the landlord may also collect a separate furniture security deposit of up to one month's rent (R.I. Gen. Laws Section 34-18-19).
Return Deposit or Itemized Statement Within 20 Days
Within 20 days after the later of the end of the tenancy, delivery of possession, or the tenant providing a forwarding address, the landlord must return the deposit or deliver an itemized statement of deductions with any remaining balance (Section 34-18-19). Rhode Island does not require interest or a separate escrow account for the deposit.
Disclose Landlord and Owner Identity
The lease must disclose the name, address, and number of the person authorized to manage the premises and of the owner (or the owner's authorized agent) for service of process and receiving notices (R.I. Gen. Laws Section 34-18-20).
Disclose Mortgage Foreclosure Risk
If the landlord becomes 120 or more days delinquent on the mortgage encumbering the rented premises, the landlord must notify the tenant of potential foreclosure proceedings (Section 34-18-20).
Provide Federal and State Lead Paint Disclosures
For housing built before 1978, the landlord must provide the federal lead-based-paint disclosure (42 U.S.C. Section 4852d) and, under Rhode Island's Lead Hazard Mitigation Act, the Rhode Island lead disclosure and the pamphlet 'What You Should Know About the R.I. Lead Law' (R.I. Gen. Laws Section 42-128.1 et seq.).
Give Two Days' Notice Before Entry
Except in an emergency or when it is impracticable, the landlord must give the tenant at least two days' (48 hours') notice of intent to enter and may enter only at reasonable times (Section 34-18-26).
Follow Notice Periods for Termination and Rent Increases
Ending a month-to-month tenancy requires at least 30 days' written notice (Section 34-18-37). Raising rent requires at least 60 days' notice, or 120 days' notice for a month-to-month tenant over age 62 (Section 34-18-16.1). Rhode Island has no statewide rent control or just-cause eviction law.
No Waiver of Tenant Protections
A rental agreement may not waive the security-deposit protections of Section 34-18-19, and may not require the tenant to waive rights or remedies under the Act, confess judgment, or agree to pay the landlord's attorney fees except as the Act allows (R.I. Gen. Laws Section 34-18-16).