Create a clear residential lease in a few minutes. Fill in the parties, property, term, rent, deposit, utilities, pets and house rules; the lease updates as you type and downloads as a formatted PDF or an editable Word document. Everything stays in your browser.
Last updated:
A general template, not legal advice. Landlord-tenant rules differ by state and city; check local requirements before signing.
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How to use the Lease Agreement Generator
Choose the state where the rental is and enter the landlord and tenant names.
Describe the property and set the lease type, start date and length.
Enter rent, late fees and the deposit; tick proration if the tenant moves in mid-month.
Set utilities, pets and house rules, and add any extra terms, one per line.
Check the live preview, then click Download PDF or Download Word and have every party sign.
What a residential lease should cover
A good lease answers the questions that cause most landlord-tenant disputes before they come up: how much is due and when, what happens if rent is late, who pays which bills, how the deposit is handled, and how either side can end the tenancy. This generator builds each clause from your answers and lists the key terms in a summary box at the top so both parties can check the numbers at a glance.
Clause
What it settles
Tip
Term
Start and end dates, and what happens afterwards
Decide whether the lease rolls into month-to-month or simply ends.
Rent & late fees
Amount, due day, accepted payment methods, grace period
Several states cap late fees or require a grace period; keep fees reasonable.
Security deposit
Amount, allowed deductions, return deadline
Do a written move-in checklist with photos so deductions can be documented.
Utilities
Which bills the tenant puts in their name
Spell out yard care and snow removal for houses; they are a frequent source of conflict.
Entry
How much notice the landlord gives before entering
24 hours is common, and many states set it by law.
Pets
Allowed animals, pet deposit and pet rent
Assistance and service animals are not pets under fair housing rules.
State security deposit rules at a glance
Deposit caps and return deadlines are set by state law and change from time to time. The figures below reflect the rules in effect as of 2025 and are a starting point only; always confirm the current statute and any city rules.
State
Deposit cap
Return deadline after move-out
California
1 month of rent (2 months for some small landlords), leases from July 1, 2024
21 days
New York
1 month of rent
14 days
New Jersey
1.5 months of rent
30 days
Massachusetts
1 month of rent
30 days
Pennsylvania
2 months in the first year
30 days
Arizona
1.5 months of rent
14 business days
Texas
No statewide cap
30 days
Florida
No statewide cap
15 days, or 30 days to claim deductions
Washington
No statewide cap
30 days
Georgia
No statewide cap
30 days
Before everyone signs
Every adult who will live in the home should be named as a tenant and sign; that makes each one responsible for the full rent.
Attach any required local addenda, such as mold, bed bug, radon or flood disclosures, which some states and cities require.
Give each tenant a fully signed copy and keep the original. Initials on every page (an option in the footer) make it harder to swap pages later.
For homes built before 1978, hand over the EPA lead pamphlet and keep the signed acknowledgment for at least three years.
Frequently asked questions
Is this lease agreement legally binding?
A lease is generally binding when the landlord and tenants agree to its terms and sign it. This generator produces a general US residential lease, but it is not legal advice: some states and cities require specific clauses, disclosures or notice periods, so check local rules or ask a local attorney before signing.
What is the difference between a fixed-term and a month-to-month lease?
A fixed-term lease runs for a set period, often 12 months, and neither side can normally end it early without cause. A month-to-month lease renews automatically each month until the landlord or tenant gives written notice, commonly 30 days, or longer if state law requires.
How is the prorated first month calculated?
Prorated rent = monthly rent × days occupied ÷ days in the period. For example, $1,500 rent with a move-in on June 16 covers 15 of June's 30 days, so the first payment is $1,500 × 15 ÷ 30 = $750.
How much security deposit can a landlord charge?
It depends on the state. Some have no cap; others limit it, for example New York to one month of rent and New Jersey to 1.5 months. The tool shows a hint for several large states. Return deadlines also vary, commonly 14 to 30 days after move-out.
When is a lead-based paint disclosure required?
Federal law requires landlords of most housing built before 1978 to disclose known lead-based paint hazards, include the Lead Warning Statement and give tenants the EPA pamphlet Protect Your Family From Lead in Your Home. Tick Built before 1978 to add the statement and acknowledgment lines.
Can I edit the lease after downloading?
Yes. Download the Word (.docx) version to edit any wording in Microsoft Word, Google Docs or LibreOffice. You can also come back later: your draft is saved in this browser.
Are my details uploaded anywhere?
No. The lease is assembled, previewed and turned into PDF or Word files entirely in your browser. Names, addresses and amounts never leave your device.
Are all the tools on FreeToolCabin tested for quality and accuracy?
Yes! Every tool on our site undergoes automated Q/A testing in real browser environments to ensure high precision, correct output, and zero errors. If you happen to spot a bug or have a suggestion, please contact us at [email protected] and our team will review it right away.