Residential Lease Agreement Template
A fixed-term lease for a house or apartment where the landlord, tenants, rent and dates are entered once. The total due at move-in — first month’s rent plus deposits — is calculated, so the lease and your receipt always agree.
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A general template, not legal advice — review it before you use it. Draftmill is not a law firm.
Residential Lease Agreement
This Residential Lease Agreement (the “Lease”) is made on October 10, 2026 between Live Oak Residential LLC (“Landlord”) and Maria Lopez and James Carter (together and individually, “Tenant”). If more than one person signs this Lease as Tenant, each of them is jointly and severally liable for all of Tenant’s obligations.
1. Premises
Landlord leases to Tenant the residential dwelling at Unit B, 4127 Pecan Hollow Drive, Austin, Texas 78745 (the “Premises”), together with the following: refrigerator, range, dishwasher, washer and dryer, and two parking spaces in the driveway.
2. Term
The Lease begins on November 1, 2026 and ends at 11:59 p.m. on October 31, 2027 (the “Term”), unless it is ended earlier or continued as provided in this Lease.
3. Rent
Tenant will pay monthly rent of $1,850.00, in advance, on or before day 1 of each calendar month, by electronic transfer through Landlord’s online payment portal or by check mailed to Landlord’s address. Rent for any partial month at the beginning or end of the Term is prorated on a daily basis. Landlord will give Tenant a receipt for any rent paid in cash.
4. Late Fee
If any rent remains unpaid more than 3 full days after its due date, Tenant will pay a late fee of $75.00. The parties agree that this fee is a reasonable estimate of Landlord’s damages from late payment, which are uncertain and difficult to determine. The late fee will not exceed the amount permitted by the law of the state where the Premises are located. Accepting a late fee does not waive Tenant’s obligation to pay rent on time or Landlord’s other remedies.
5. Security Deposit and Move-In Costs
When signing this Lease, Tenant will pay a security deposit of $1,850.00 and a refundable pet deposit of $300.00 (together, the “Deposits”). Together with the rent for the first month, the total due before Tenant moves in is $4,000.00.
Landlord may apply the Deposits to unpaid rent, other unpaid charges under this Lease, and the cost of repairing damage to the Premises beyond normal wear and tear. Tenant may not use the Deposits as payment of the last month’s rent. After Tenant surrenders the Premises and gives Landlord a forwarding address in writing, Landlord will return the Deposits, less any lawful deductions, together with a written itemized list of the deductions, within the time required by the law of the state where the Premises are located.
6. Utilities
Tenant will arrange and pay for the following utilities and services: electricity, gas, internet and cable television. Landlord will pay for water, sewer and trash collection. Tenant will keep the utilities that Tenant pays for connected throughout the tenancy.
7. Occupancy and Use
The Premises will be used only as a private residence and occupied only by Tenant and the following persons: Sofia Carter (minor child). Guests may not stay more than 14 consecutive days without Landlord’s written consent. Tenant will comply with all applicable laws and with any rules of a homeowners’ or condominium association that apply to the Premises, and will not disturb neighbors or allow any unlawful activity on the Premises.
8. Pets
Tenant may keep only the following pets on the Premises: one dog weighing no more than 40 pounds. No other animals are allowed without Landlord’s written consent. Tenant is responsible for any damage, cleaning and nuisance caused by Tenant’s pets. This Section does not limit the right of a person with a disability to keep an assistance animal as permitted by fair housing laws.
9. Maintenance and Repairs
Landlord will keep the Premises in a fit and habitable condition and will make the repairs required by law, including repairs of conditions that materially affect the health or safety of an ordinary tenant, within a reasonable time after receiving notice of them.
Tenant will keep the Premises clean and sanitary, use all fixtures and appliances properly, and promptly notify Landlord in writing of any condition that needs repair — in an emergency, by phone at (512) 555-0147, followed by written notice. Tenant will pay for the repair of any damage caused by Tenant, other occupants, guests or pets, other than normal wear and tear. Tenant will not make alterations, paint, or add or change locks without Landlord’s written consent.
10. Landlord’s Entry
Landlord and its agents may enter the Premises at reasonable times to inspect them, make repairs, or show them to prospective tenants, buyers or lenders, after giving Tenant at least 24 hours’ notice. Landlord may enter without notice in an emergency or if Tenant has abandoned the Premises. If state or local law requires a longer notice period, that period applies.
11. Assignment and Subletting
Tenant may not assign this Lease or sublet all or any part of the Premises, including through short-term rental platforms, without Landlord’s prior written consent.
12. End of Term and Renewal
A party who does not want the tenancy to continue after the Term must give the other party written notice at least 30 days before the end of the Term. If neither party gives that notice, the tenancy continues from month to month on the same terms after the Term ends, and either party may end it by giving the other at least 30 days’ written notice. Landlord may change the rent or other terms of a month-to-month tenancy only by written notice given as required by law. This Section applies subject to any state or local law that limits a landlord’s right to end or decline to renew a tenancy.
When the tenancy ends, Tenant will return all keys and access devices and leave the Premises clean and in the same condition as at the start of the tenancy, except for normal wear and tear.
13. Default
If Tenant fails to pay rent when due or materially breaches this Lease, Landlord may end Tenant’s right to occupy the Premises by giving the notice required by law and may pursue any other remedy the law allows. Landlord will not change the locks, remove Tenant’s property or shut off utilities to force Tenant out, except as permitted by law.
14. Lead-Based Paint Disclosure
The building containing the Premises was built in 1974. For housing built before 1978, federal law (42 U.S.C. § 4852d) requires Landlord to disclose any known lead-based paint and lead-based paint hazards, to provide any available records and reports about them, and to give Tenant the EPA pamphlet Protect Your Family From Lead in Your Home before Tenant is bound by this Lease. If the Premises were built before 1978, the Disclosure of Information on Lead-Based Paint and/or Lead-Based Paint Hazards, completed and signed by Landlord and Tenant, is attached to and made part of this Lease.
15. Other Disclosures
Any other disclosure, notice or lease provision that the law of the state or locality where the Premises are located requires — such as a flood, mold or bedbug disclosure — is attached to and made part of this Lease.
16. Notices, Governing Law and General Provisions
Notices to Landlord must be delivered in writing to 8100 Mesa Ridge Drive, Suite 300, Austin, Texas 78759. Notices to Tenant may be delivered to the Premises.
This Lease is governed by the laws of the State of Texas. If any provision of this Lease conflicts with a law that cannot be waived, that law controls and the remaining provisions remain in effect. This Lease, with its attachments, is the entire agreement between the parties and may be changed only in a writing signed by Landlord and Tenant. Landlord’s failure to enforce any provision is not a waiver of it.
Signatures
Landlord and Tenant have signed this Lease on the date stated above.
LANDLORD: Live Oak Residential LLC
______________________________
Karen Doyle, Manager
Date: ____________________
TENANT: Maria Lopez and James Carter
______________________________
Tenant (signature and printed name)
Date: ____________________
______________________________
Tenant (signature and printed name)
Date: ____________________
What it's for
A residential lease sets the rules of a tenancy for a fixed term, usually twelve months: the rent and when it is due, deposits, who pays which utilities, maintenance, the landlord’s access, pets, and what happens when the term ends. A clear written lease is the landlord’s main evidence in a dispute and the tenant’s protection against terms changing midway.
Landlord-tenant law is state law — and often city law — so the rules on deposits, late fees, notice periods, entry and required disclosures differ by location. Federal law adds requirements that apply everywhere, notably the lead-based paint disclosure for housing built before 1978 (42 U.S.C. § 4852d) and the Fair Housing Act. The template keeps its clauses state-neutral and defers to state law where limits apply; check your state’s requirements before signing.
The sample is filled in for a duplex unit in Texas with a flat late fee, security and pet deposits, and a month-to-month continuation after the term. Change the values and every clause — and the move-in total — updates with them.
What it should include
- the names of the landlord and every adult tenant, and the address of the premises
- the lease term with its start and end dates
- the monthly rent, the due date, how to pay, and any late fee and grace period
- the security and any other deposits, and the total due at move-in
- who pays which utilities, who may live there, and the pet policy
- maintenance and repair duties, and the landlord’s notice before entry
- subletting, renewal or month-to-month continuation, and notice to end the tenancy
- required disclosures — lead-based paint for pre-1978 housing and any state or local notices
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Frequently asked questions
How much can a landlord charge for a security deposit, and when must it be returned?
It depends on the state. Some states cap deposits — California generally limits them to one month’s rent (two months for certain small landlords), and New York to one month’s rent — while others, such as Texas, set no cap. Where a cap applies, it usually covers every refundable deposit, including a pet deposit. Return deadlines vary too: 14 days after move-out in New York, 21 days in California and 30 days in Texas, generally with an itemized list of any deductions. Some cities add their own rules.
Does a lease have to be in writing?
Under the statute of frauds, a lease for longer than one year generally must be in writing and signed to be enforceable; in most states a lease of one year or less can be oral. Even a short lease should be written, though: terms such as late fees, pet rules and the landlord’s right of entry are hard to prove otherwise, and some states enforce certain terms only if they appear in a written lease — Texas, for example, allows a late fee only if notice of it is included in a written lease.
What disclosures does a landlord have to give a tenant?
Under federal law, for housing built before 1978 the landlord must disclose any known lead-based paint and hazards, provide available reports, give the tenant the EPA pamphlet Protect Your Family From Lead in Your Home and include a Lead Warning Statement, with narrow exceptions such as leases of 100 days or less. States add their own: Texas, for example, requires a floodplain and flood notice for leases signed on or after January 1, 2022, and other states require notices about mold, bedbugs or radon, or about where the deposit is held. Check your state and city requirements and attach the forms to the lease.
This template is a general starting point. Draftmill is not a law firm and does not provide legal advice; using a template creates no attorney–client relationship, and we do not guarantee that it is correct or suitable for your situation. Laws differ from state to state — adapt it to your situation, and have important contracts reviewed by an attorney licensed in your state. Terms of Service
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