Residential Lease

---
name: residential-lease
description: Drafts jurisdictionally compliant U.S. residential lease agreements with required disclosures, security deposit compliance, and Fair Housing Act conformance. Conducts state-specific landlord-tenant law research and produces execution-ready leases. Use when drafting residential leases, rental agreements, landlord-tenant contracts, or tenancy agreements.
---

# Residential Lease Agreement

Drafts execution-ready residential leases compliant with state landlord-tenant statutes, required disclosures, and Fair Housing Act obligations.

## Quick Start

Gather before drafting:

1. **Property** — address, unit, legal description, amenities, year built (pre-1978 triggers lead paint disclosure)
2. **Parties** — legal names of all landlords/entities (with signatory authority) and tenants; contact info
3. **Jurisdiction** — state and municipality (rent control, local ordinances, licensing)
4. **Financial terms** — rent, due date, security deposit, pet fees, included utilities
5. **Lease term** — fixed-term dates or month-to-month; renewal/holdover preferences
6. **Existing docs** — prior leases, inspection reports, HOA/CC&Rs

## Core Workflow

### Step 1: Jurisdictional Research

Research the property's state and locality for:

| Requirement | Key Variations |
|---|---|
| Security deposit cap | 1 month to unlimited by state |
| Deposit return deadline | 14–60 days by jurisdiction |
| Late fee limits | Flat vs. percentage caps; grace period minimums |
| Notice periods | Termination, non-renewal, rent increase (30–60 days) |
| Required disclosures | Lead paint (pre-1978), mold, bedbugs, flood zone, sex offender registry, smoking |
| Rent control | Local ordinances; allowable increase caps |
| Prohibited clauses | Jury trial waiver, confession of judgment, negligence exculpation, mitigation waiver |
| Landlord licensing | Municipal registration requirements |

Flag **CA, NY, MA, NJ** as high-complexity — recommend local counsel review.

### Step 2: Draft Lease

Produce these sections in order:

1. **Parties & Property** — legal names, joint and several liability, property description, notice addresses
2. **Term & Renewal** — fixed-term dates, holdover status, renewal options, month-to-month notice per state law
3. **Rent & Fees** — amount (numerals + words), due date, grace period, late fee per state cap, rent increase provisions
4. **Security Deposit** — amount within state max, permissible deductions, return deadline with itemized statement, interest if required, move-in/move-out inspection
5. **Disclosures & Exhibits** — lead paint (pre-1978), mold, flood zone, sex offender registry, smoking policy, state-specific disclosures, property condition inventory, HOA/CC&Rs
6. **Maintenance & Repairs** — landlord: structural, HVAC, plumbing, code compliance; tenant: consumables, cleanliness, drain maintenance, negligence damage; repair request procedure with emergency timelines (24–72 hrs)
7. **Utilities & Services** — landlord-paid vs. tenant-paid table, shared utility allocation, seasonal maintenance, pest control
8. **Occupancy & Use** — residential only, max occupants per code, guest policy, subletting requires written consent, alterations prohibited without consent
9. **Pet Policy** — types/limits, deposits vs. fees vs. pet rent; **service/ESA animals exempt per Fair Housing Act** — use interactive accommodation process, never apply pet restrictions
10. **Community Rules** — quiet hours, parking, common areas, prohibited activities
11. **Insurance & Liability** — renter's insurance required (min $100K–$300K liability), landlord as interested party, indemnification, casualty/condemnation rent abatement
12. **Default & Remedies** — events of default, notice and cure per state law (non-payment: 3–5 day; curable: 10–30 day; incurable: 3-day); **self-help eviction expressly prohibited**; judicial eviction only
13. **Early Termination** — mutual agreement, landlord breach, SCRA military orders, domestic violence per state statute, unjustified break subject to **landlord duty to mitigate**
14. **Move-Out** — non-renewal notice per state minimum, final walk-through, key return, forwarding address for deposit
15. **Boilerplate** — severability, integration, no-waiver, notice procedures, governing law (state of property), e-signature (ESIGN Act), signature blocks with witness/notary if term >1 year

### Step 3: Cover Memo

Produce a summary memo covering:

- Key terms overview
- Jurisdiction-specific requirements applied
- Information gaps requiring client input
- Recommended next steps

## Checks and Pitfalls

- **Plain language**: Draft for non-lawyer readability; maintain enforceability
- **Cite authority**: Bluebook citations for state statutes (deposit caps, notice periods, disclosures); mark uncertain citations `[VERIFY]`
- **Fair Housing**: Never include discriminatory provisions; handle service/ESA requests through interactive accommodation
- **High-complexity states**: CA, NY, MA, NJ — always recommend attorney review; flag rent control applicability
- **Prohibited provisions**: No jury trial waivers, confession of judgment, mitigation waivers, or overbroad negligence exculpation unless confirmed permissible
- **Format**: Clear headings, defined terms used consistently, proper exhibit references, execution-ready formatting