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Rental & Real EstateUnited States
Free Residential Lease Agreement Template
A professionally structured rental agreement for US landlords and tenants. Fill in your details, generate a professionally formatted PDF in minutes.
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RESIDENTIAL LEASE AGREEMENT
Fixed-term Tenancy · Governed By The Law Of The State Of California
LANDLORD (LESSOR)
Sophia Rodriguez
1550 Oak Street, Los Angeles, CA 90012
TENANT(S) (LESSEE)
Marcus Johnson and Alicia Johnson
8722 Elm Drive, Santa Monica, CA 90401
245 Spruce Avenue, Unit 3B, Los Angeles, California 90014
March 1, 2026 – February 28, 2027
apartment · 2 bed · 1.5 bath · Parking spot 12B, reserved street parking
$2,800.00/mo
This Residential Lease Agreement (this "Agreement") is entered into by and between Sophia Rodriguez (tel. (213) 555-0142 · email sophia.rodriguez@propertymgmt.com) ("Landlord") and Marcus Johnson and Alicia Johnson (tel. (310) 555-0189 · email marcus.johnson@email.com) ("Tenant") and is governed by the law of the State of California. Landlord agrees to lease to Tenant, and Tenant agrees to lease from Landlord, the premises described herein, subject to the terms and conditions set forth below.
1.
PREMISES
Landlord hereby leases to Tenant the apartment, located at 245 Spruce Avenue, Unit 3B, Los Angeles, California 90014, 2 bedrooms, 1.5 bathrooms (the "Premises"), for use as a private residential dwelling only. The premises include the following amenities or parking: Parking spot 12B, reserved street parking.
2.
AUTHORIZED OCCUPANTS
The Premises shall be occupied solely by the named Tenant(s): Marcus Johnson and Alicia Johnson. Additional authorized adult occupants: No additional occupants. Minor occupants: Emma Johnson (age 7). No other persons shall reside at the Premises without Landlord's prior written consent.
3.
TERM
This lease shall commence on March 1, 2026 and shall terminate on February 28, 2027 (the "Lease Term"). Upon expiration, this Agreement shall automatically convert to a month-to-month tenancy under the same terms unless either party provides at least 30 days' (< 1 year tenancy), 60 days' (≥ 1 year tenancy) written notice of intent to terminate as required by the law of the State of California. Tenant shall take possession on February 28, 2026, on which date a joint move-in inspection shall be conducted and a written inspection sheet shall be appended to this Agreement as Exhibit A.
4.
RENT
Tenant shall pay Landlord a monthly rent of $2,800.00, due on the 1st of each calendar month. Rent shall be payable by: ACH / Bank Transfer, Personal Check, or Online Platform (Venmo, Zelle, etc.). All payments shall be made to Landlord at the address specified above, or at such other place as Landlord may designate in writing. Any rent increase shall comply with the maximum allowable increase under the law of the State of California: 5% + September regional CPI, or 10% — whichever is lower. See Cal. Civ. Code §1947.12 (AB 1482, SB 567).
5.
SECURITY DEPOSIT
Upon execution of this Agreement, Tenant shall pay a security deposit of $2,800.00. The law of the State of California caps the security deposit at 1 month's rent (Small landlord exception (≤2 residential properties, ≤4 units total, natural person or LLC of natural persons): 2 months. Military tenant: always 1 month, regardless of landlord size (AB 12, eff 7/1/2024).). The deposit collected under this Agreement shall not exceed this statutory limit. The deposit shall be held at First National Bank. Landlord shall return the deposit, less any lawful deductions for unpaid rent, damage beyond normal wear and tear, and cleaning costs, within 21 days after termination of the tenancy and surrender of the Premises. An itemized statement of any deductions shall accompany the refund as required by Cal. Civ. Code §1950.5 (as amended by AB 12, 2023).
6.
UTILITIES
Tenant shall be responsible for the following utilities: Electricity, Gas / Heat, Trash Collection, Internet. All other utilities and services shall be the responsibility of Landlord unless otherwise agreed in writing.
7.
WARRANTY OF HABITABILITY
Landlord warrants that the Premises are in a habitable condition and comply with all applicable building, housing, and health codes at the commencement of this lease, consistent with the implied warranty of habitability recognized in the State of California (Cal. Civ. Code §§1941–1942.5; Green v. Superior Court, 10 Cal.3d 616 (1974)). Landlord shall maintain the structural components, plumbing, heating, hot and cold water, electrical systems, weatherproofing, and common areas in good repair throughout the Lease Term. Tenant’s obligation to pay rent is conditioned upon Landlord’s substantial compliance with this warranty, and nothing in this Agreement shall be construed to waive any non-waivable habitability right.
8.
MAINTENANCE AND REPAIRS
Tenant shall maintain the Premises in a clean and sanitary condition and shall not make any alterations or improvements without Landlord's prior written consent. Tenant shall promptly notify Landlord of any conditions that require repair. Landlord shall be responsible for all major repairs and maintenance not caused by Tenant's negligence or misuse. Tenant shall additionally be responsible for: HVAC filter replacement (per manufacturer schedule).
9.
LEAD-BASED PAINT DISCLOSURE (FEDERAL)
Federal law (the Residential Lead-Based Paint Hazard Reduction Act of 1992, 42 U.S.C. §4852d; 24 CFR Part 35; 40 CFR Part 745) requires Landlord of any dwelling built before 1978 to (i) disclose all known lead-based paint and lead-based paint hazards, (ii) provide Tenant with any available records and reports, and (iii) deliver the EPA-approved pamphlet Protect Your Family From Lead in Your Home. Landlord has no knowledge of any lead-based paint or lead-based paint hazards in the Premises. Landlord has no additional records or reports pertaining to lead-based paint or lead-based paint hazards. Tenant acknowledges receipt of the EPA-approved lead-hazard information pamphlet. Non-compliance with §4852d may result in civil penalties of up to $21,018 per violation (40 CFR §19.4, current inflation-adjusted amount) and treble damages in a private action.
10.
LATE FEES AND NSF CHARGES
If rent is not received within 5 days after the due date, Tenant shall pay a late fee of $150.00. If any payment is returned for insufficient funds, Tenant shall pay an additional NSF fee of $35.00. No statutory percentage cap. Late fees are governed by the reasonableness test under Cal. Civ. Code §1671(d) — courts commonly accept 5–6% of monthly rent or a flat fee proportionate to estimated damages.
11.
PETS
No pets of any kind are permitted on the Premises without Landlord's prior written consent. Any unauthorized pet shall constitute a material breach of this Agreement.
12.
SMOKING POLICY
Smoking of any kind, including e-cigarettes and vaping devices, is strictly prohibited inside the Premises and all common areas. Violation may result in additional cleaning charges and constitutes a material breach of this Agreement.
13.
SUBLETTING AND ASSIGNMENT
Tenant shall not sublet, assign, or transfer this lease or any interest herein, nor allow any other person to occupy the Premises, without Landlord's prior written consent. Any unauthorized subletting shall be void and constitute a material breach of this Agreement.
14.
GUESTS
Guests may stay at the Premises for a maximum of 14 consecutive days. No more than 3 guests may occupy the Premises simultaneously. Any guest staying beyond this period shall be considered an unauthorized occupant, and Landlord may require execution of a lease amendment or treat such occupancy as a breach of this Agreement.
15.
RIGHT OF ENTRY
Landlord or Landlord's agents may enter the Premises for inspection, maintenance, or showing to prospective tenants or buyers upon providing at least 24 hours' prior written notice, except in cases of emergency. Entry shall be at reasonable times and in a reasonable manner, consistent with the law of the State of California (Cal. Civ. Code §§1941–1942.5; Green v. Superior Court, 10 Cal.3d 616 (1974)).
16.
FAIR HOUSING AND NON-DISCRIMINATION
This Agreement and all conduct by Landlord in the rental, occupancy, and management of the Premises shall comply with the federal Fair Housing Act, 42 U.S.C. §§3601–3619, and its implementing regulations at 24 CFR Part 100, which prohibit discrimination on the basis of race, color, national origin, religion, sex (including gender identity and sexual orientation), familial status, or disability, and which impose both disparate-treatment and disparate-impact liability (Tex. Dep’t of Housing and Community Affairs v. Inclusive Communities Project, Inc., 576 U.S. 519 (2015)). Landlord shall grant reasonable accommodations and modifications for persons with disabilities, including assistance animals as required by HUD Notice FHEO-2020-01, without charging a pet deposit or pet rent for such animals. Any protected-class and source-of-income protections under California Fair Employment and Housing Act, Cal. Gov. Code §§12955 et seq. (State of California) and any applicable local ordinance are incorporated by reference.
17.
ANTI-RETALIATION
Landlord shall not increase rent, decrease services, bring or threaten to bring an eviction action, or otherwise retaliate against Tenant for exercising any right under this Agreement or under applicable landlord-tenant, habitability, fair-housing, or code-enforcement law, consistent with the anti-retaliation provisions of the law of the State of California.
18.
SERVICEMEMBERS CIVIL RELIEF ACT
If Tenant is, or becomes, a member of the U.S. uniformed services, Tenant shall have the right to terminate this Agreement in accordance with the Servicemembers Civil Relief Act, 50 U.S.C. §§3901 et seq., including §3955 (termination of residential leases upon receipt of military orders for a permanent change of station or deployment of 90 days or more), upon delivery of written notice and a copy of the qualifying orders. No early-termination fee or liquidated-damages clause shall apply to a termination made in compliance with the SCRA.
19.
DEFAULT
If Tenant fails to pay rent or otherwise breaches any term of this Agreement, Landlord may provide written notice specifying the default and allowing the cure period required by the law of the State of California (currently a 3-day pay-or-quit notice for nonpayment under Cal. Civ. Proc. Code §1161 (3-day pay-or-quit); Cal. Civ. Code §1946.2 (just cause)). The State of California requires just cause to terminate a tenancy under Cal. Civ. Code §1946.2 (AB 1482, as extended by SB 567). Statewide after 12 months of continuous occupancy. Landlord shall terminate possession only on a ground permitted by that law and only after serving the statutorily required notice. If the default is not cured within the applicable period, Landlord may pursue all remedies available under the laws of the State of California, including but not limited to termination of this Agreement and recovery of possession of the Premises.
20.
HOLDOVER TENANCY
If Tenant remains in possession of the Premises after the expiration or termination of this Agreement without Landlord's written consent, Tenant shall pay holdover rent at 150% of the monthly rent for each month or partial month of holdover occupancy. Such holdover tenancy shall be on a month-to-month basis and subject to all terms of this Agreement.
21.
RENTER'S INSURANCE
Tenant shall obtain and maintain throughout the Lease Term a renter's insurance policy with a minimum coverage amount of $100,000. Tenant shall provide proof of insurance to Landlord within thirty (30) days of the lease commencement date and upon each renewal.
22.
SHORT-TERM RENTAL PROHIBITION
Tenant shall not list, advertise, or sublease the Premises or any portion thereof on any short-term rental platform (including but not limited to Airbnb, VRBO, and similar services). Any violation shall constitute a material breach of this Agreement.
23.
USE OF PREMISES
The Premises shall be used exclusively for residential purposes only. Tenant shall not conduct any business, trade, or commercial activity from the Premises without Landlord's prior written consent.
24.
EARLY TERMINATION
Either party may terminate this Agreement prior to the expiration of the Lease Term by providing at least 60 days' written notice. In the event of early termination by Tenant, Tenant shall pay an early termination fee of $5,600.00 in addition to all rent due through the notice period.
25.
SEVERABILITY
If any provision of this Agreement is found to be invalid or unenforceable by a court of competent jurisdiction, the remaining provisions shall continue in full force and effect. The invalid provision shall be modified to the minimum extent necessary to make it valid and enforceable.
26.
DISPUTE RESOLUTION
Any dispute arising under or relating to this Agreement shall first be submitted to mediation before a mutually agreed-upon mediator. If mediation fails to resolve the dispute within sixty (60) days, either party may pursue remedies available at law or in equity.
27.
GOVERNING LAW
This Agreement shall be governed by and construed in accordance with the laws of the State of California and the ordinances of the City of Los Angeles. All provisions of this Agreement are subject to applicable federal, state, and local landlord-tenant regulations.
IN WITNESS WHEREOF, the parties have executed this Agreement as of the date indicated.
LANDLORD
Sophia Rodriguez
Landlord / Property Manager
Date: ____________________
TENANT
Marcus Johnson
Tenant
Date: ____________________
TENANT (CO-SIGNER)
Alicia Johnson
Co-Signer / Co-Tenant
Date: ____________________
Available as a print-ready PDF or an editable Microsoft Word (.docx) file.
What Is a Residential Lease Agreement?
A residential lease agreement is a legally binding contract between a landlord (lessor) and a tenant (lessee) that establishes the terms and conditions for renting a residential property. It specifies the rental price, duration of tenancy, security deposit, maintenance responsibilities, and the rights and obligations of both parties.
Unlike a verbal agreement, which is difficult to enforce and leaves both sides unprotected, a written lease provides a clear record of what was agreed. It is your primary line of defense in the event of a dispute over unpaid rent, property damage, or early termination.
In the United States, residential lease agreements are governed by state landlord-tenant laws, which vary significantly. However, a well-structured lease will be valid and enforceable in all 50 states when it covers the core elements described below.
What's Covered in This Template
Doxuno's residential lease agreement template covers all the essential clauses that US landlords and tenants need, from basic rent terms to state-specific provisions.
Lease Term & Dates
Rent & Payment Terms
Security Deposit
Late Fees & Grace Period
Property Details
Utilities & Services
Occupants & Guests
Pets Policy
Maintenance & Repairs
Furnished Items
Lead Paint Disclosure
Entry Notice Rules
How to Create Your Lease Agreement
You don't need a lawyer or expensive software. Doxuno's free template walks you through every field step by step.
- 1
Fill in landlord & tenant information
Enter the legal names, addresses, phone numbers, and email addresses of all parties. You can add a co-signer or second tenant if needed.
- 2
Add the property details
Enter the rental address, property type (apartment, house, condo), number of bedrooms and bathrooms, and any included extras like parking or laundry.
- 3
Set the lease terms & financials
Choose fixed-term or month-to-month. Set the monthly rent, due date, security deposit amount, late fee policy, and accepted payment methods.
- 4
Configure rules & clauses
Select pet policy, utility responsibilities, occupant limits, smoking rules, and any additional terms specific to your property.
- 5
Download your PDF and sign
Your completed lease agreement is generated instantly as a professional PDF. Print it, sign it with your tenant, and keep a copy for your records.
Why Doxuno documents are different
Four things that make our templates more thorough than AI-generated drafts and more current than static template libraries.
Always current
Always current with the law
Templates carrying statute references are continuously updated as the law changes. Your document always reflects the current legal framework.
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Documents you can rely on
Every template is written natively for its country, grounded in the specific statutes that govern it, and reviewed by a qualified local lawyer — then kept current as the law changes.
Reviewed by Lawrence Finch · United StatesState-Specific Legal Considerations
Landlord-tenant law in the United States is primarily regulated at the state level. While this template covers the universal essentials valid in all 50 states, there are a few state-specific rules you should be aware of before signing.
This template is provided for informational purposes and does not constitute legal advice. For complex tenancy situations or if you are unsure about your state's specific requirements, consult a licensed attorney in your jurisdiction.
Reviewed by legal professionals. The content on this page and the template clauses have been reviewed by licensed attorneys in the United States to ensure accuracy and legal soundness for standard residential tenancy situations.
Security Deposit Limits
Most U.S. states cap the security deposit at 1–2 months' rent. California allows up to 2 months for unfurnished units (3 for furnished). New York limits it to 1 month's rent. Some American states like Florida and Texas have no statutory limit but require deposits to be returned within a specific timeframe.
Lead Paint Disclosure (Required Federally)
If the property was built before 1978, federal law (42 U.S.C. § 4852d) requires landlords to disclose any known lead-based paint hazards and provide tenants with an EPA-approved pamphlet. Failure to comply can result in significant fines. This template includes the lead paint disclosure section.
Notice to Enter
Most U.S. states require landlords to provide at least 24 hours' written notice before entering a rental unit for non-emergency purposes. California and some others require 24 hours by law; New York requires "reasonable" notice. Your American lease should specify this clearly to avoid disputes.
Rent Control & Stabilization
U.S. cities like New York City, San Francisco, Los Angeles, and Washington D.C. have rent control or rent stabilization laws that limit how much rent can be raised annually. If your American property is in one of these jurisdictions, you must comply with local ordinances in addition to your lease terms.
Frequently Asked Questions
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