Rhode Island Landlord-Tenant Law

Maximum deposit

Landlords may not demand or receive a security deposit above one month's periodic rent, plus a separate furniture deposit of up to one month's rent only when the furniture provided is worth $5,000 or more (R.I. Gen. Laws § 34-18-19(a), (e)). (R.I. Gen. Laws § 34-18-19(a), (e))

Return deadline

Landlords must deliver the itemized notice and any deposit balance within 20 days after the latest of tenancy termination, delivery of possession, or the tenant giving a forwarding address (R.I. Gen. Laws § 34-18-19(b)). (R.I. Gen. Laws § 34-18-19(b))

Itemized deductions

Deductions for unpaid rent, reasonable cleaning and trash removal, and damage beyond ordinary wear and tear must be itemized in a written notice sent with any balance within the 20-day period (R.I. Gen. Laws § 34-18-19(b)). (R.I. Gen. Laws § 34-18-19(b))

Interest on deposits

Rhode Island law does not require landlords to pay interest on security deposits (R.I. Gen. Laws § 34-18-19 is silent). (R.I. Gen. Laws § 34-18-19 (silent on interest))

Penalty for wrongful withholding

A landlord who does not comply with the deposit-return rules owes the tenant the amount due plus damages of twice the amount wrongfully withheld and reasonable attorney fees (R.I. Gen. Laws § 34-18-19(c)). (R.I. Gen. Laws § 34-18-19(c), (h))

Late-fee limit

Rhode Island sets no cap on residential late fees, but any fee beyond rent must be disclosed in the lease's rent section and a court may refuse to enforce an unconscionable term (R.I. Gen. Laws §§ 34-18-15(a)(1), 34-18-13). (R.I. Gen. Laws § 34-18-15(a)(1), (a)(5) (fees beyond rent must be disclosed with the rent; undisclosed fees recoverable), R.I. Gen. Laws § 34-18-13 (unconscionability), R.I. Gen. Laws ch. 34-18 (no section limits late fees))

Grace period

Rhode Island sets no late-fee grace period; the 15-day period in R.I. Gen. Laws § 34-18-35(a) only controls when a landlord may send a nonpayment eviction notice. (R.I. Gen. Laws § 34-18-35(a), R.I. Gen. Laws § 34-18-15(c) (rent payable without demand at the agreed time))

Give at least two days' notice of intent to enter and come only at reasonable times, except in an emergency or when notice is impracticable (R.I. Gen. Laws § 34-18-26(b)-(c)). (R.I. Gen. Laws § 34-18-26)

Either party may end a month-to-month tenancy with written notice, in substantially the statutory form, delivered at least 30 days before the date named in it (R.I. Gen. Laws § 34-18-37(b)). (R.I. Gen. Laws § 34-18-37)

Rhode Island landlords must give written notice at least 60 days before a rent increase takes effect, and 120 days for month-to-month tenants over age 62 (R.I. Gen. Laws § 34-18-16.1). (R.I. Gen. Laws § 34-18-16.1, P.L. 2024, ch. 243 (H 7304 Sub A), P.L. 2024, ch. 244 (S 2189 Sub A))

• In effect since June 24, 2024.
• Before June 23, 2024: 30 days' written notice generally, and 60 days for month-to-month tenants over 62.

Rhode Island has no rent control law; the Residential Landlord and Tenant Act (R.I. Gen. Laws ch. 34-18) requires advance notice of rent increases but does not cap them. (R.I. Gen. Laws ch. 34-18 (index), R.I. Gen. Laws § 34-18-16.1)

Before the tenancy starts, give the tenant in writing the manager's and owner's (or agent's) name, address and phone number and tell them about any open housing code violations; for pre-1978 housing also give the state lead-hazard information and clearance inspection and the federal lead-paint disclosure (R.I. Gen. Laws §§ 34-18-20, 34-18-22.1, 42-128.1-8). (R.I. Gen. Laws § 34-18-20, R.I. Gen. Laws § 34-18-22.1, R.I. Gen. Laws § 42-128.1-8)

• Name, address and phone number of the manager and of an owner or the owner's agent for service of process and notices (In writing at or before the start of the tenancy, kept current) — R.I. Gen. Laws § 34-18-20(a)-(b)
• Any outstanding minimum housing code violations on the building (Before entering into the rental agreement) — R.I. Gen. Laws § 34-18-22.1(b)
• Notice that the property may be subject to foreclosure (When the landlord is 120 days delinquent on the mortgage) — R.I. Gen. Laws § 34-18-20(d)
• Basic lead hazard control information, a copy of the independent clearance inspection, and how to report deteriorating conditions (Pre-1978 rentals not yet made lead safe or lead hazard abated) — R.I. Gen. Laws § 42-128.1-8(a)(4)
• Lead-based paint disclosure and EPA pamphlet (Housing built before 1978) — 42 U.S.C. § 4852d; 40 CFR Part 745 Subpart F

Unpaid rent

Once rent is 15 days in arrears, mail a written demand on the statutory form giving the tenant 5 days from mailing to pay; you may file no earlier than the 6th day after mailing (R.I. Gen. Laws § 34-18-35(a)-(b)). (R.I. Gen. Laws § 34-18-35, R.I. Gen. Laws § 34-18-56(a))

Lease violations

For a material lease violation, mail a written demand on the statutory form giving the tenant 20 days to fix it and a termination date at least 21 days after mailing; if the breach is cured in time, the lease does not end (R.I. Gen. Laws § 34-18-36(a)-(b)). (R.I. Gen. Laws § 34-18-36)