Rhode Island Residential Lease Agreement
Rhode Island caps most security deposits at 1 month's rent (1 exception applies), and requires its return within 20 days after the triggering event.
MakeLease generates a customizable lease; add these Rhode Island disclosures and terms.
Last verified: · Researched and cited by MakeLease · not yet attorney-reviewed
Rhode Island lease rules at a glance
Rhode Island lease disclosures checklist
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 currentR.I. Gen. Laws § 34-18-20(a)-(b)
- Any outstanding minimum housing code violations on the building — Before entering into the rental agreementR.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 mortgageR.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 abatedR.I. Gen. Laws § 42-128.1-8(a)(4)
- Lead-based paint disclosure and EPA pamphlet — Housing built before 197842 U.S.C. § 4852d; 40 CFR Part 745 Subpart F
MakeLease generates a customizable lease; add these Rhode Island disclosures and terms.
Before you sign in Rhode Island
- Deposit cap exceptions in Rhode Island
- One month's periodic rent; a separate furniture deposit of up to one more month is allowed for furnished units with furniture worth $5,000 or more R.I. Gen. Laws § 34-18-19(a), (e)
- Furnished unit whose landlord-supplied furniture is worth $5,000 or more at lease signing: separate furniture security deposit of up to one month's rent: up to 2 months' rent
- If a deposit is withheld wrongly
- 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))
- Deductions from the deposit
- 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 the deposit
- 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))
- Rent control and increases
- 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)
- If rent goes unpaid
- 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))
Rhode Island lease FAQs
How much can a landlord charge for a security deposit in Rhode Island?
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)).
How long does a Rhode Island landlord have to return a security deposit?
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)).
Is there a limit on late fees in Rhode Island?
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)). 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.
How much notice must a Rhode Island landlord give before entering a rental?
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)).
How much notice ends a month-to-month tenancy in Rhode Island?
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)).
What disclosures does a Rhode Island lease need?
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). The list covers Name, address and phone number of the manager and of an owner or the owner's agent for service of process and notices, Any outstanding minimum housing code violations on the building, Notice that the property may be subject to foreclosure, Basic lead hazard control information, a copy of the independent clearance inspection, and how to report deteriorating conditions and Lead-based paint disclosure and EPA pamphlet.
More on renting in Rhode Island
- Rhode Island landlord-tenant law — every topic in full, compared with neighbouring states
- Rhode Island security deposit law — limit, return deadline and a deadline calculator
- Connecticut residential lease agreement
- Massachusetts residential lease agreement
- Notice to vacate
- Lead paint disclosure
- Lease agreements for other states
Start your Rhode Island lease
MakeLease generates a customizable lease; add these Rhode Island disclosures and terms.
Create a Rhode Island lease