Simple Lease Agreement Template

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Document features

• Single-document format: Everything fits in one file with no addenda needed for a standard rental.
• Word or PDF: Structured clauses to fill in your details and it’s ready to sign.
• Fixed-term or month-to-month: A single checkbox switches between a 12-month lease and a rolling tenancy.
• Pet and occupant fields: Name every permitted occupant and pet directly in the template.
• Print-ready layout: Clean margins and standard fonts. Print two copies — one for each party.

What is a simple lease agreement?

A simple lease is a written agreement between a landlord and a tenant to set out the terms of a tenancy.

“Simple” keeps the document on point and short so that it doesn’t devolve into pages and pages of legal boilerplate neither party reads. It can be useful for room rentals, short-term residential rentals, or when both sides know each other well and want a simple written record.

What does the simple lease agreement template include?

This residential lease agreement template is made to be simple. Yet, it still needs to include all the basic clauses that protect you and your property in the first place, as well as explain the tenant’s rights. Here is what each one does:

1. Parties

Self explanatory.

2. Property address

Where the rental unit is located. If you lease only part of a property (a room or basement suite), note that too.

3. Term of agreement

Two options:

• month-to-month (rolls over each month until one party gives notice) 
• fixed lease with a specific end date. 

4. Rent amount and payment method

The monthly rent figure, when it is due (the first of each month by default), and the accepted payment method. You may keep it default leaving check, bank transfer, or another method you specify. If the start date falls mid-month, rent for that first partial month is prorated automatically under this clause.

5. Late fees and returned check charges

A daily late fee that kicks in on the fifth of the month if rent has not been paid, plus a flat charge for any returned checks. Putting the exact figures here removes any room for dispute later.

6. Security deposit

The deposit amount and when it is due (usually, the date of signing). Standard clause describes that in case of unpaid rent, damage beyond normal wear and tear, the landlord keeps it. 

7. Move-in payments summary

A list of every payment due at signing: first month's rent, last month's rent if required, and the deposit. 

8. Insurance

A standard renters policy runs $15–$30 per month and protects the tenant's belongings. Besides that, it protects the landlord from tenants blaming them for stolen or damaged property.

9. Occupants and pets

Every adult or pet (if allowed) who will live on the property should be listed here, which makes each person directly responsible for rent and property care.

10. Maintenance and upkeep

Self explanatory. Do’s and don'ts for tenants to keep the property clean and in good condition. If the tenant or their guests caused the problem, the landlord can pass on repair costs. No modifications (paint, nails, alterations) without permission.

11. Keys

Tenants cannot copy keys. Lost or additional keys come from the landlord at the tenant's cost. All keys are returned at the end of the lease.

12. Utilities

Two separate lists: utilities the landlord provides, and utilities the tenant arranges and pays for. Filling this in completely prevents disputes about electricity, water, internet, and trash.

13. Quiet enjoyment

Tenants agree to respect neighbors, avoid excessive noise, and conduct no illegal activity on the premises. Criminal conduct on the property is grounds for immediate termination.

14. Termination

When the landlord can terminate for lease violations.

15. Assignment and subletting

By default, tenants cannot sublet or assign the lease to another person without the landlord's written approval which is the safest lease practice. 

16. Right of entry

The landlord can enter in an emergency without notice. Otherwise, the landlord must give advance written notice of the number of days specified in this field. Typically, this is 24 to 48 hours.

17. Disclosures

A placeholder for any legally required disclosures in your state which can include lead paint, mold, flooding history, and others. These are attached and signed alongside the main lease. 

18. Governing law and signatures

Names the state whose laws govern the agreement and the county where disputes would be handled. Both landlord and tenant sign and date here to make the agreement binding.

How to fill in the simple lease agreement template

Open the Word file. Work through these steps in order. The whole process takes about 15 minutes.

• Name the parties. At the top of the document, enter the landlord's full legal name (or the name of your LLC if you own the property through one). Add the tenant's full legal name. If two people are renting together, add both. Using nicknames here creates problems if you ever need to enforce the lease in court.
• Enter the property address. Type the full street address, unit number, city, state, and ZIP. If you are renting a single room rather than the whole property, write something like "Bedroom 2 at [address]" and note what shared spaces the tenant has access to (kitchen, bathroom, backyard).
• Set the lease term. Check Option 1 for month-to-month or Option 2 for a fixed lease. If you choose Option 2, enter the start date and the end date (typically 12 months later). The end date is the date you expect the tenant to vacate — not the last day of paid rent.
• Set the rent amount and payment details. Enter the monthly rent figure. Then fill in how you want to be paid — check, bank transfer, Venmo, or whatever method you prefer. Add the address or account details the payment should go to. If the tenant is moving in on, say, the 15th of the month, the first payment will be prorated; the template handles the math but you should confirm the figure before signing.
• Set the late fee and returned check charge. Enter your daily late fee — a common figure is $25–$50 per day starting on the 5th. Enter a flat returned check charge (typically $25–$35, or whatever your bank charges you plus a buffer). Check your state's rules — some cap late fees by law.
• Enter the security deposit amount. Write the deposit total. Most landlords charge one month's rent. Some states cap deposits at one or two months' rent — check the state table below before entering an amount. In Section 7, fill in the exact breakdown of move-in payments so both parties know what is due at signing.
• List occupants and pets. In Section 7, write every person who will live there beyond the named tenants (children, partners, roommates). In the pet field, write "None" or list each approved animal by name and type. Any animal not listed here is not permitted on the property.
• Fill in maintenance responsibilities. In Section 8, list anything specific you expect the tenant to handle — mowing the lawn, changing air filters, cleaning the pool. Leave it blank if you handle all maintenance. Whatever is not listed is the landlord's responsibility by default in most states.
• Assign utilities. In Section 10, list every utility the landlord covers in the first list (water, trash, etc.) and every utility the tenant pays for in the second list (electricity, gas, internet). If you include a minimum temperature requirement to protect pipes in winter, add it in the "other utility requirements" field.
• Set the right-of-entry notice period. In Section 14, fill in how many days' written notice you will give before entering for non-emergency reasons. Most states require 24 hours; some require 48. Match your state's requirement exactly — see the table below.
• Add any additional provisions. Section 15 is a free-text field. Use it for anything not covered above: parking assignment, guest policies, rules about smoking, rules about Airbnb or subletting, or any property-specific term you need. Keep language plain and specific.
• Attach required disclosures. In Section 16, list every state-required disclosure you are attaching. Pre-1978 properties need a lead paint disclosure in every state. Other common disclosures include mold, flooding, and bed bug history. See the state table below for what your state requires.
• Fill in the governing state and sign. In Section 17, enter the state and county where the property sits. Then print two copies. Both landlord and tenant sign and date both copies. Each party keeps one. The lease takes effect on the start date — not the signing date unless those are the same.

State-specific requirements to check

A simple lease agreement template works across all 50 states, but several states require specific disclosures and impose limits that override what the template says. The table below covers the most commonly rented states. If yours is not listed, check your state attorney general's landlord-tenant guide before signing.

Sources: By-state landlord-tenant statutes. Laws change, so verify with your state's official landlord-tenant guide or an attorney before finalizing any lease.

When to use a simple lease agreement

A simple residential lease agreement template covers the legal essentials of a rental. Yet, it is not the right document for every situation. Here is a straightforward breakdown helping you to see whether the template fits your case.

If any of the "not the right fit" scenarios apply to you, start with this free simple lease agreement template and add clauses from the section below or consult a local landlord-tenant attorney for a state-specific version.

Optional clauses to add

The template's Section 15 (Additional Provisions) is where you add anything specific to your property. Copy and paste any of the following, then adjust the details.

Pet policy (if allowing pets)

Tenant is permitted to keep one (1) domestic animal on the premises, specifically: [animal name and type]. A non-refundable pet fee of $[amount] is due at signing. Tenant is responsible for any damage caused by the animal. If the animal creates ongoing noise or safety issues, this permission may be revoked with 30 days' written notice.

Parking

Tenant is assigned parking space [number/location]. Guest vehicles may park in [location] for a maximum of [X] consecutive days. Unauthorized vehicles are subject to towing at the owner's expense.

Smoking ban

Smoking of any substance is prohibited inside the property and within 25 feet of any entrance, window, or ventilation opening. Violation of this clause is grounds for termination of this agreement.

Short-term rental ban (Airbnb, VRBO)

Tenant may not list or rent the property, or any portion of it, on short-term rental platforms including but not limited to Airbnb, VRBO, or any similar service, without the prior written consent of Landlord.

Early termination

Tenant may terminate this lease before the end of the stated term by providing [60] days' written notice and paying an early termination fee equal to [2] months' rent. This fee compensates Landlord for the cost of finding a replacement tenant.

Renter's insurance (expanded)

Tenant must maintain a renter's insurance policy with a minimum liability coverage of $100,000 throughout the lease term. Proof of current coverage must be provided to Landlord within 14 days of the lease start date and upon each renewal.