What happens if the tenant moves out before the lease ends?

The tenant remains liable for rent through the lease end date, but in most states the landlord has a "duty to mitigate" — meaning the landlord must make a reasonable effort to re-rent the unit. Once a new tenant moves in, the original tenant's liability ends. The landlord cannot simply leave the unit empty and bill the original tenant for the entire remaining term.

Can the landlord raise rent during the term?

Not for a fixed-term lease — the rent is locked in for the duration. Rent can be raised when the lease renews or, in a month-to-month tenancy, with proper written notice (typically 30–60 days, depending on state).

How long does the landlord have to return the security deposit?

Varies by state — typically 14 to 60 days after move-out, with an itemised statement of any deductions. Many states impose statutory penalties (often 2× or 3× the deposit) on landlords who miss the deadline or fail to itemise, so the timeline matters.

Are "no children" or "no Section 8" clauses enforceable?

No. Federal Fair Housing law prohibits discrimination based on familial status (which protects families with children) in nearly all rentals, and many states and cities also prohibit "source of income" discrimination, which protects Section 8 voucher holders. Such clauses are unenforceable and can expose the landlord to significant liability.

Rental Agreement (Residential Lease)

Fixed-term residential lease between a landlord and one or more tenants for a single dwelling.

Customise

Landlord (or property manager) name

Landlord address (for notices)

Tenant name(s) — comma-separated

Property address

Lease start date

Lease end date

Monthly rent (USD)

Rent due day of month

Late fee (after grace period)

Security deposit (USD)

Accepted payment methods

Utilities included by landlord

Pet policy

Smoking policy

Maintenance contact

Governing state law

Additional terms (optional)

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RESIDENTIAL LEASE AGREEMENT

This Residential Lease Agreement ("Agreement") is entered into on May 4, 2026 between Riverside Holdings LLC ("Landlord") and Jordan Taylor, Sam Rivera ("Tenant"), collectively the "Parties."

1. PREMISES
Landlord leases to Tenant the residential premises located at:
   482 Elm Street, Apt 3B, Portland, OR 97214
("Premises"), for use solely as a private residence.

2. TERM
The lease term begins on May 4, 2026 and ends on April 30, 2027, unless terminated earlier in accordance with this Agreement.

3. RENT
Tenant shall pay monthly rent of $2,150.00, due on the 1 day of each month, in advance, without demand or deduction. Accepted payment methods: ACH transfer, certified check, or online portal.

4. LATE FEE
$75 flat fee after the 5th of the month

5. SECURITY DEPOSIT
Tenant has paid a security deposit of $2,150.00, which Landlord shall hold in accordance with the laws of the State of Oregon. The deposit shall be returned, less lawful deductions, within the time required by state law after the Premises are surrendered.

6. UTILITIES
Water, sewer, and trash collection are included. Tenant pays electricity, gas, internet, and any optional services.

7. PETS
No pets allowed.

8. SMOKING
No smoking anywhere on the property.

9. USE & OCCUPANCY
The Premises shall be used only as a private residence by the Tenant(s) named above and any minor children. Subletting and assignment require Landlord's prior written consent. Tenant shall comply with all applicable laws and any reasonable rules and regulations Landlord may issue in writing.

10. MAINTENANCE & REPAIRS
Tenant shall keep the Premises clean and in good condition and shall promptly notify Landlord of any condition requiring repair. Maintenance requests should be directed to: maintenance@riversideholdings.example or (503) 555-0182. Tenant shall be responsible for damage caused by Tenant's negligence or misuse.

11. ENTRY BY LANDLORD
Landlord may enter the Premises with at least 24 hours' written notice for inspections, repairs, or to show the Premises to prospective tenants or buyers, except in emergencies, when no advance notice is required.

12. DEFAULT
If Tenant fails to pay rent or breaches any other term of this Agreement, Landlord may pursue all remedies available under state law, including issuance of an appropriate notice and eviction.

13. ADDITIONAL TERMS
- Quiet hours from 10:00 PM to 8:00 AM.
- Tenant responsible for replacing HVAC filters quarterly.
- No alterations to walls without written landlord consent.

14. GOVERNING LAW
This Agreement is governed by the laws of the State of Oregon.

15. ENTIRE AGREEMENT
This Agreement constitutes the entire agreement between the Parties with respect to the Premises and supersedes any prior negotiations or representations. Modifications must be in writing and signed by both Parties.

═══════════════════════════════════════════════════════════════════════

LANDLORD                                          TENANT(S)


_______________________________                   _______________________________
Riverside Holdings LLC                          Jordan Taylor, Sam Rivera

Date: _______________                             Date: _______________

Notice address: 120 Market St, Suite 300, Portland, OR 97204

About this template

A residential lease is the most important document in any landlord-tenant relationship. The single biggest mistake landlords make is using a generic, out-of-state template — every state regulates security deposits, late fees, entry notice, and termination differently, and a clause that is enforceable in Texas may be void in California. The second-biggest mistake is being vague about money: an enforceable rent provision says exactly when rent is due, what counts as "paid" (cleared funds vs. postmark), what the late fee is, and when the late fee triggers. Tenants should pay equal attention to the maintenance, entry, and termination clauses — these govern day-to-day quality of life, not just the paperwork. Where state law gives a tenant rights (e.g. limits on how a security deposit is held, requirements for a written move-out condition statement), those rights override anything written in the lease, even if the tenant signed.

When to use it

Renting out a single-family home, condo, or apartment for a fixed term.
Replacing an expired lease where you want to lock in a new term.
Converting a verbal arrangement to a written one (always recommended).
Standardising terms across multiple units owned by the same landlord.

What to include

Full legal names of all adult occupants (each becomes jointly responsible).
Exact start and end dates and renewal mechanism.
Rent amount, due date, late fee, and accepted payment methods.
Security deposit amount and where it will be held.
Pet, smoking, guest, and subletting policies.
Maintenance responsibilities and emergency contact.
Governing state law clause.

Frequently asked

A verbal month-to-month tenancy is enforceable in most states, but it leaves nearly every important detail (deposit handling, late fees, pet rules, repair responsibilities) to default state law and to whoever has the better memory. A written lease is universally recommended even for short tenancies and even between friends.

⚠ Legal disclaimer. This template is provided for informational purposes only and is not a substitute for legal advice from a qualified attorney. Always consult a licensed professional before using this document for any binding agreement.