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A residential lease agreement is a legally binding contract between a landlord and a tenant that spells out exactly what both parties are agreeing to: how long the tenancy lasts, how much rent is due and when, what the tenant can and cannot do with the property, and how disputes get handled. Without one, you're renting on a handshake, which courts rarely look kindly on when something goes sideways. Every landlord, whether you own one rental or twenty, needs a signed lease before handing over keys.
After evaluating several template services, we recommend LawDepot for most landlords. Their forms are state-specific, drafted and reviewed by attorneys, and built so you can fill them out in about 10 minutes. You don't need a law degree. You answer questions about your property and tenants, the tool generates a complete, ready-to-sign lease, and you can download it immediately. Below you'll find a breakdown of every rental document type, who needs it, and what to look for.
State-specific legal document templates for landlords, renters, and property managers
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This is the foundational document of any rental relationship. A residential lease agreement sets the terms for a fixed-term tenancy, typically 6 or 12 months, covering rent amount, payment schedule, security deposit, late fees, maintenance responsibilities, and rules about the property. It's more protective than a month-to-month arrangement because neither party can unilaterally change the terms mid-lease. Your rent stays the same. The tenant's right to occupy stays the same. Both sides know exactly what they're agreeing to for the full term.
State law governs a lot of what goes into a residential lease, and the requirements differ widely. California landlords must include a specific mold disclosure. New York City leases need a Tenant's Rights Notice. Texas has required language around repairs and remedies. Using a state-specific template rather than something generic you found online is the difference between a lease that holds up in court and one that doesn't. LawDepot generates forms tailored to your jurisdiction and keeps them current as laws change.
A sublease agreement lets a current tenant rent the property, or a portion of it, to a third party while the original tenant stays legally responsible to the landlord for everything in the original lease. If the original tenant sublets without a written agreement and the subtenant causes damage or stops paying, collecting is complicated and the paper trail is thin. A sublease agreement documents who the subtenant is, how long they're staying, what they owe, and what they can and cannot do with the space.
As a landlord, your first step before any sublease is checking whether your original lease permits it. Most leases require written landlord approval before a sublet can happen. If you give the green light, the sublease agreement between your tenant and the subtenant runs parallel to the main lease. Your tenant remains on the hook to you. The subtenant owes obligations to your tenant. Everyone's position is documented.
A residential sublease agreement is a more detailed version of the standard sublease form, designed specifically for dwelling units rather than commercial or mixed-use spaces. It addresses the full range of residential living terms: quiet enjoyment, maintenance responsibilities, rules around common areas, and the subtenant's relationship to any building management. For multi-unit buildings especially, this level of specificity matters.
The key distinction from a general sublease is the focus on habitability and residential tenant rights. Most states grant subtenants the same habitability protections as primary tenants. A well-drafted residential sublease acknowledges those rights and makes clear how maintenance issues get reported and resolved through the chain: subtenant to original tenant to landlord. That clarity prevents disputes from escalating.
A rental application is the document a prospective tenant fills out before you agree to rent to them. It collects the information you need to screen applicants: employment and income, rental history, personal and professional references, and consent to run a credit and background check. Screening every applicant with the same form and the same criteria is also your best protection against a fair housing complaint. Inconsistent screening, or screening criteria that aren't applied uniformly, creates legal exposure even when there's no discriminatory intent.
The application is the start of the paper trail. Keep copies of every completed application, whether you accept or reject the applicant. If a rejected applicant later claims discrimination, having documented applications from all candidates, and consistent written criteria for your decisions, is what protects you. LawDepot's rental application covers all the standard fields and includes a credit check authorization section.
A pet agreement is an addendum to your lease that documents the specific terms under which a tenant is allowed to keep a pet on the property. It covers the type and number of pets permitted, any pet deposit or monthly pet fee, the tenant's responsibility for pet-related damage, noise and nuisance rules, and what happens if the tenant gets an additional pet without approval. Without a written pet agreement, "we said pets were okay" and "we said only one small dog" are impossible to enforce.
Pet damage is one of the most common and costly disputes between landlords and tenants at move-out. Carpets, baseboards, doors, and yard damage add up fast. A pet deposit separate from the security deposit (where state law allows it) gives you a dedicated fund for pet-specific repairs. The agreement should specify whether the pet deposit is refundable, what damage it can be applied to, and what constitutes a lease violation versus normal wear and tear from a pet.
A move-in inspection report is a written record of the property's condition at the start of a tenancy. Both landlord and tenant walk through the unit together, note the condition of every room and fixture, and sign off on the document. At move-out, you reference the same form. Any damage beyond what was noted at move-in is the tenant's responsibility. Without a signed inspection report, security deposit disputes become your word against theirs, and in most states courts side with tenants when documentation is missing.
Many states actually require a move-in inspection report as a condition of withholding any portion of the security deposit. California, Michigan, and Hawaii are examples where failing to provide a pre-move-in inspection form can forfeit your right to deduct anything. The inspection report is one of those documents that feels unnecessary until you need it, at which point it's too late to create one retroactively.
A rent receipt is a written acknowledgment that a landlord received payment from a tenant for a specific period. It records the amount paid, the date it was received, the payment method, and the rental period it covers. Several states, including Maryland, Washington, and Massachusetts, require landlords to provide written rent receipts when tenants pay in cash. Even where it's not required, issuing receipts is good practice. It creates a timestamped payment record that protects both parties in a dispute.
If a tenant later claims they paid rent that you say was never received, a receipt (or the absence of one) becomes central evidence. Tenants who pay by check or electronic transfer have bank records. Cash payers don't. A rent receipt is the cash-paying tenant's equivalent of a bank record, and providing one costs you nothing. LawDepot's rent receipt template is simple and professional, covering all the fields required in states that mandate them.
A general rental/lease agreement is a flexible template that works for a range of property types and tenancy structures, both fixed-term and month-to-month. Where a residential lease agreement is purpose-built for a single-family or multi-unit dwelling, this form accommodates variations: furnished rentals, room rentals, short-term arrangements, and properties that don't fit cleanly into the standard residential category. It covers all the essential terms without locking you into the structure of a purpose-specific form.
This is the right choice when you're renting out a furnished apartment where the inventory needs to be documented as part of the agreement, or when you have a month-to-month arrangement you want formalized without the fixed-term structure of a standard lease. The general format also works well for landlords who rent in multiple states and want one consistent document framework they can adapt rather than managing several different state-specific forms.
Use this table to match your situation to the right document before you start filling anything out.
| Document Type | Best For | When To Use |
|---|---|---|
| Residential Lease Agreement | Landlords renting fixed-term residential units | Before handing over keys for any 6 or 12-month tenancy |
| Sublease Agreement | Tenants subletting with landlord approval | When a tenant needs to leave temporarily and sublet to a third party |
| Residential Sublease Agreement | Tenants subletting a full residential unit long-term | When the subtenant will occupy the unit as their primary residence |
| Rental Application | Landlords screening prospective tenants | Before showing the property or accepting any applicant |
| Pet Agreement | Landlords allowing pets on the property | At lease signing when any pet is approved, or as a mid-lease addendum |
| Inspection Report | All landlords, for every tenancy | At move-in and again at move-out, both times with the tenant present |
| Rent Receipt | Landlords accepting cash payments | Each time a cash rent payment is received |
| Rental/Lease Agreement (General) | Furnished rentals, room rentals, month-to-month arrangements | When a standard residential lease doesn't fit your property type |
LawDepot's state-specific lease templates are lawyer-reviewed, updated for current law in your jurisdiction, and available for immediate download. Stop putting off the paperwork that protects your rental investment.
Create Your Lease at LawDepot → State-specific • Lawyer-reviewed • Instant download