Free standard month-to-month room rental — professional wording your business can adapt in minutes. Available in English, Español and 中文. Swap the [bracketed] parts, or let KwickPhone fill in your business name automatically.
✓ Free🌎 3 languages🖊️ E-sign ready
Month-to-Month Rental Agreement
1. PREMISES. [Business Name / owner name] ("Owner") rents [room/unit] at [address] to [tenant name] ("Tenant") month-to-month, starting [date].
2. RENT & DEPOSIT. Rent: $[amount] per month, due on the [1st]; late after the [5th] with a $[amount] late fee where permitted. Security deposit: $[amount], returned within the period and with the itemization your state requires.
3. OCCUPANCY & USE. Only the persons listed here reside in the unit: [occupants]. No unlawful activity; quiet hours [10pm–7am].
4. UTILITIES & MAINTENANCE. Owner pays [utilities included]; Tenant pays [tenant utilities], keeps the unit clean and reports needed repairs promptly.
5. ENTRY. Owner may enter with the advance notice your state requires (commonly [24] hours), or immediately in an emergency.
6. TERMINATION. Either party may terminate with the written notice your state requires for month-to-month tenancies (commonly [30] days). Eviction for unpaid rent or lease violations follows state law.
7. STATE LAW. This is a general form: deposit caps, notice periods and required disclosures (e.g. lead paint for pre-1978 buildings) VARY BY STATE — confirm your state's rules before signing.
Contrato de Renta Mes a Mes
1. INMUEBLE. [Nombre del Negocio / propietario] ("Propietario") renta [habitación/unidad] en [dirección] a [nombre] ("Inquilino") mes a mes, desde [fecha].
2. RENTA Y DEPÓSITO. Renta: $[monto] al mes, pagadera el día [1]; tardía después del [5] con recargo de $[monto] donde se permita. Depósito de garantía: $[monto], devuelto en el plazo y con el desglose que exija su estado.
3. OCUPACIÓN Y USO. Solo residen las personas listadas: [ocupantes]. Sin actividad ilegal; horas de silencio [10pm–7am].
4. SERVICIOS Y MANTENIMIENTO. El Propietario paga [servicios incluidos]; el Inquilino paga [servicios del inquilino], mantiene la unidad limpia y reporta reparaciones con prontitud.
5. ENTRADA. El Propietario puede entrar con el aviso previo que exija su estado (comúnmente [24] horas), o de inmediato en emergencia.
6. TERMINACIÓN. Cualquiera de las partes puede terminar (terminate) con el aviso escrito que su estado exija para rentas mes a mes (comúnmente [30] días). El desalojo por renta impaga o violaciones sigue la ley estatal.
7. LEY ESTATAL. Este es un formato general: los límites de depósito, plazos de aviso y divulgaciones requeridas (p.ej. pintura con plomo en edificios anteriores a 1978) VARÍAN POR ESTADO — confirme las reglas de su estado antes de firmar.
⚖️ These templates are general starting points, not legal advice. Rules differ by state and by business — have your attorney review your final wording before you use it.
State-by-state differences
TX — Texas: no statutory cap on security deposits; deposit must be returned within 30 days; late fees must be reasonable and stated in the lease.
CA — California: security deposit capped at ONE month's rent (since 2024, AB 12); itemized refund within 21 days; 24-hour written notice to enter.
FL — Florida: no deposit cap; return within 15 days (or 30 with a claim letter); as of 2023 landlords may offer a fee-in-lieu-of-deposit option.
NY — New York: deposit capped at one month's rent (HSTPA 2019); return within 14 days with itemization; late fees capped at the lesser of $50 or 5%.
GA — Georgia: no deposit cap; return within 30 days; landlords with 10+ units (or using an agent) must escrow deposits and provide move-in/move-out inspection lists.
WA — Washington: deposit requires a written checklist of the unit's condition at move-in or the deposit is unenforceable; full refund/itemization within 30 days.
IL — Illinois: statewide return within 30/45 days; buildings of 25+ units must pay interest on deposits; Chicago's RLTO adds stricter rules and penalties.
AZ — Arizona: security deposit capped at 1.5 months' rent; itemized refund within 14 business days; tenant may be present at move-out inspection.
NJ — New Jersey: deposit capped at 1.5 months' rent; must be held in a disclosed interest-bearing account; return with interest within 30 days.
MA — Massachusetts (M.G.L. c.186 §15B): deposit capped at 1 month's rent; separate interest-bearing escrow, receipt + statement of condition required; violations can mean treble (3x) damages — many small landlords skip deposits entirely.
PA — Pennsylvania: deposit capped at 2 months' rent in year one (1 month after); escrow + interest required from year three; return within 30 days.
CO — Colorado: no statutory cap (Denver and some cities differ); return within 30 days (60 if the lease says so); wrongful withholding risks treble damages.
OH — Ohio: no deposit cap; return with itemization within 30 days; deposits over one month's rent held 6+ months accrue 5% interest; wrongful withholding = damages + attorney fees.
NC — North Carolina: deposit capped at 2 weeks (week-to-week), 1.5 months (month-to-month) or 2 months (longer terms); must sit in a NC trust account (or bond); return within 30 days (interim itemization to 60).
MI — Michigan: deposit capped at 1.5 months' rent; landlord must give an inventory checklist at move-in and mail an itemized damage list within 30 days or forfeit the claim.
TN — Tennessee: no deposit cap; URLTA counties require a separate deposit account and an itemized list the tenant may inspect; unclaimed deposits may be kept after 60 days' notice.
NV — Nevada: deposit capped at 3 months' rent; itemized refund within 30 days; tenants may demand a written move-out condition report.
OR — Oregon: no statutory cap; itemized refund within 31 days; a written receipt is required for any deposit; screening-fee and last-month-rent rules are strict.
MD — Maryland: deposit capped at 2 months' rent (1 month from Oct 2024 reforms in some cases); escrow + interest required; return within 45 days; penalties up to 3x for violations.
MN — Minnesota: no deposit cap; return with interest (statutory rate) within 21 days; bad-faith withholding doubles the penalty.
Send it for signature by text — free
KwickPhone Text-to-Sign fills in your business name, texts the customer a link, and stores the signed copy. Part of the AI phone & front-desk platform for local business.