Landlord tools · Rhode Island

Rhode Island residential lease agreement.

Everything a Rhode Island lease must get right in 2026 — deposit limits, late fees, notice periods, and required disclosures — plus a free builder that applies each rule for you and outputs a signable PDF.

1 monthSecurity deposit cap

20 daysDeposit return deadline

48 hrsEntry notice required

30 daysTo end month-to-month

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Security deposits in Rhode Island

Rhode Island caps security deposits at 1 month of rent. One month's rent max After the tenancy ends, the deposit must be returned within 20 days. Itemized deductions within 20 days; double damages if wrongly withheld Returning one now? Use the free Rhode Island deposit return letter generator — it computes the deadline and itemizes deductions for you.

Late fees and grace periods

Rhode Island sets no statutory dollar cap on late fees, but courts require them to be reasonable and they must appear in the written lease. No grace period is required by statute, though many leases include one. No statutory cap; must be reasonable and in the lease. Eviction demand allowed only after rent 15 days late.

Landlord entry and notices

Landlords must give at least 48 hours' notice before entering, except in emergencies. At least 2 days' notice, reasonable times. Ending a month-to-month tenancy takes 30 days' written notice (30 days' written notice). Rent increases require 60 days' advance notice (60 days' written notice; 120 days for month-to-month tenants over 62). Planning an increase? The free Rhode Island rent increase notice generator applies the notice period automatically.

Required disclosures in a Rhode Island lease

Lead-based paint (federal). Required for pre-1978 housing (Required when: pre-1978 housing.)
RI lead hazard mitigation. Pre-1978 units: state lead law compliance/certificate and tenant information required (Required when: pre-1978 housing.)
Landlord/manager identity. Written name, address, phone of manager and owner/agent for service (Always required.)
Outstanding code violations. Disclose cited minimum-housing-code violations not corrected within 30 days (Required when: uncorrected cited violations exist.)

Clauses you can’t put in a Rhode Island lease

Waiver of Act rights/remedies
Confession of judgment
Exculpatory clauses limiting landlord liability

Utilities and pets

Utilities: Landlord supplies heat/water unless unit separately metered and lease assigns to tenant; shutoff prohibited. Pets: No pet-deposit statute, but total deposit including pet deposit cannot exceed one month's rent.

Frequently asked questions

How much can a landlord charge for a security deposit in Rhode Island?

Rhode Island caps security deposits at 1 month of rent. One month's rent max

How long does a Rhode Island landlord have to return the deposit?

20 days after the tenancy ends. Itemized deductions within 20 days; double damages if wrongly withheld

Are late fees limited in Rhode Island?

There's no statutory dollar cap, but fees must be reasonable and stated in the lease. No statutory cap; must be reasonable and in the lease. Eviction demand allowed only after rent 15 days late

How much notice before a landlord can enter the unit in Rhode Island?

At least 48 hours, except in emergencies. At least 2 days' notice, reasonable times

Does Rhode Island have rent control?

No statewide rent control. No state or local rent control

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Key statutes: R.I. Gen. Laws § 34-18-19 · § 34-18-16.1 · § 34-18-26 · § 34-18-20. Last reviewed 2026-07. This guide summarizes state law for convenience and is not legal advice; cities and counties may add their own rules.