Rhode Island Residential Lease Agreement
What Rhode Island law requires in a residential lease — the deposit cap, the return deadline, the notice to end a month-to-month tenancy, and the disclosures you have to give the tenant. Every figure is cited to the statute it comes from and dated. The free Rhode Island lease template is one click away.
Maintained by Rapi Stack · Every state-specific figure on this page is cited to its statute or official agency page · Dataset last verified 2026 · Not legal advice.
Other Rhode Island rules your lease has to live with
Beyond the deposit, Rhode Island law sets rules on entry, late fees, and repairs that apply whether or not the lease mentions them.
- Landlord entry. Rhode Island requires at least 48 hours’ notice before a non-emergency entry. — R.I. Gen. Laws § 34-18-26 (current as of Jan. 1, 2026) ↗
- Rent increases. Written notice at least 60 days before the effective date of any residential rent increase; 120 days for month-to-month tenants over 62. — R.I. Gen. Laws § 34-18-16.1(a)-(b) (current as of Jan. 1, 2026) ↗
- Repair and deduct. Allowed when landlord fails §34-18-22(a)(1),(2),(4),(5),(6) and cost is under $500 aggregate per year: written notice, 20 days to comply (or emergency), itemized statement, then deduct actual reasonable cost. — R.I. Gen. Laws § 34-18-30 (current as of Jan. 1, 2026) ↗
- Habitability. Rhode Island law implies a warranty of habitability into every residential lease; a clause waiving it is unenforceable. — R.I. Gen. Laws § 34-18-22(a)(2) (current as of Jan. 1, 2026) ↗
Each point links to the Rhode Island source it was taken from. Rules change; confirm before relying on them.
What Rhode Island law requires · as of 2026
- Max security deposit
- 1 month's rent
- Deposit return deadline
- 20 days after move-out
- Notice to end month-to-month
- 30 days
Source: R.I. Gen. Laws §34-18-19 · verify ↗. Laws change — confirm the current rule before you rely on it.
Deposit still not back 20 days after move-out? Ask for it in writing with a Rhode Island security deposit demand letter; if that doesn’t work, the usual next step is Rhode Island small claims court.
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Required disclosures in Rhode Island
What Rhode Island law says a residential landlord has to tell the tenant, each with the statute it comes from. Federal rules and some city ordinances can add more.
Manager and owner/agent name, address and number
Written disclosure at or before tenancy of the person authorized to manage the premises and an owner or agent for service of process and notices.
Source: R.I. Gen. Laws § 34-18-20
Outstanding housing code violations
Landlord must inform prospective tenants of outstanding minimum housing code violations before the rental agreement, and deliver new violation notices to tenants within 30 days unless corrected.
Source: R.I. Gen. Laws § 34-18-22.1
Frequently asked questions
How much security deposit can a landlord charge in Rhode Island?
In Rhode Island, the security deposit is limited to 1 month's rent, and it must be returned within 20 days after move-out (as of 2026). Source: R.I. Gen. Laws §34-18-19. Confirm the current rule before you sign.
Is this lease valid in Rhode Island?
A written lease that identifies the parties, the property, the term, and the rent is generally enforceable in Rhode Island once both sides sign. What it cannot do is contract around Rhode Island law: the deposit rules, entry notice, and habitability duties below apply whether or not the lease mentions them.
How much notice must a landlord give before entering a rental in Rhode Island?
Rhode Island requires at least 48 hours' notice for a non-emergency entry. Source: R.I. Gen. Laws § 34-18-26 (current as of Jan. 1, 2026).
Can a tenant repair and deduct rent in Rhode Island?
Allowed when landlord fails §34-18-22(a)(1),(2),(4),(5),(6) and cost is under $500 aggregate per year: written notice, 20 days to comply (or emergency), itemized statement, then deduct actual reasonable cost. Source: R.I. Gen. Laws § 34-18-30 (current as of Jan. 1, 2026).
What does a landlord have to disclose in Rhode Island?
Under Rhode Island law: Manager and owner/agent name, address and number (R.I. Gen. Laws § 34-18-20); Outstanding housing code violations (R.I. Gen. Laws § 34-18-22.1). Federal and local rules can add more; each item on this page links to the law it comes from.
How does Rhode Island compare? See the security deposit limits in all 50 states, every figure cited to statute.
How Rhode Island compares
Computed from our 51-jurisdiction dataset (as of 2026). Source for Rhode Island: R.I. Gen. Laws §34-18-19 ↗.
- Rhode Island is one of 29 of 51 jurisdictions that cap the deposit by statute (22 set no statutory cap on the security deposit).
- Deposit return deadline
Deposit return deadline: 20 days — below the national median of 30 days across the 51 states with a statutory rule.
Ranked #43 of 51 states (tied with 1) — higher means more time for the landlord to return the deposit.
1 other state uses the same figure.
Deposit return deadline in neighboring states — Connecticut (30 days), Massachusetts (30 days). Rhode Island's 20 days is the shortest among its neighbors.
- Notice to end a month-to-month tenancy
Notice to end a month-to-month tenancy: 30 days, exactly the national median.
This is the most common figure nationally — shared by 39 other states.
Notice to end a month-to-month tenancy in neighboring states — Connecticut (no statutory rule), Massachusetts (30 days). Every neighboring state with a rule matches Rhode Island.
The rest of what Rhode Island requires
The figures below are Rhode Island's, not national averages — each one is the value we verified for this state, with the statute it comes from. Follow a row to the full Rhode Island page for that document.
- Notice for unpaid rent · as of 2026
- 5 days to pay or quit R.I. Gen. Laws § 34-18-35; § 34-18-36; § 34-18-37 ↗
- Notice to cure a lease violation · as of 2026
- 20 days R.I. Gen. Laws § 34-18-35; § 34-18-36; § 34-18-37 ↗
- Small claims limit · as of 2026
- $5,000 R.I. Gen. Laws § 10-16-1 (ch. 10-16, Small Claims and Consumer Claims) ↗
- Where you file · as of 2026
- District Court (Small Claims and Consumer Claims) · filing fee $55 filing fee per the District Court's official Civil Fees and Costs schedule; e-filing adds a one-time $17.50 processing fee + $3.25 technology surcharge. Some 2026 secondary sources report an increase to $75, not yet reflected on the official schedule. R.I. Gen. Laws § 10-16-1 (ch. 10-16, Small Claims and Consumer Claims) ↗
- Rental application fee · as of July 2026
- Application fees are prohibited Rhode Island General Laws ↗
- Bill of sale notarization · as of 2026
- Not required Rhode Island DMV / DMV.ORG ↗
- Power of attorney signing · as of 2026
- Notarization required R.I. Gen. Laws §18-16-2 ↗
- LLC operating agreement · as of 2026
- Not required by statute, but it controls over the default rules R.I. Gen. Laws § 7-16-2(23) ↗
- Recording a deed · as of 2026
- Town Clerk (recorder of deeds) — Rhode Island records land evidence by TOWN/CITY, not county (R.I. Gen. Laws §§ 34-11-1, 34-13-1) · no witnesses R.I. Gen. Laws § 34-11-1 ↗
Lease agreement in other states
More Rhode Island legal forms
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