Free Lease Agreement Templates by State (PDF & Word)
State-specific residential lease agreement templates for California, Texas, Florida, New York, Pennsylvania, Ohio, Georgia, North Carolina, Arizona, Michigan. Free PDF + Word downloads.
What this hub covers
A residential lease agreement is the written contract between landlord and tenant that defines the terms of renting a dwelling unit. Every U.S. state has its own statutory framework β mandatory disclosures, security deposit caps, notice requirements, and tenant protections that vary dramatically across jurisdictions. A generic lease used in the wrong state is the #1 cause of security deposit disputes and unlawful detainer dismissals.
Why state-specific matters
We publish state-specific lease agreement templates because California Civil Code Β§1940 imposes different obligations than Texas Property Code Chapter 92 β and using the wrong template will fail in court. Each template below incorporates the disclosures, security deposit limits, notice periods, and habitability standards required by the corresponding state.
Choose Your State
California
Civil Code §§ 1940-1954.05 compliant. AB 1482 just-cause notes.
See California rules →Texas
Property Code Chapter 92 compliant. TAA-style template.
See Texas rules →Florida
Chapter 83 compliant. Required disclosures included.
See Florida rules →New York
HSTPA 2019 compliant. Window guard rider, lead disclosure.
See New York rules →Pennsylvania
68 P.S. §§ 250.101+ compliant. Security deposit limits.
See Pennsylvania rules →Ohio
Revised Code Chapter 5321 compliant. Habitability terms.
See Ohio rules →Georgia
Title 44 Chapter 7 compliant. Security deposit rules.
See Georgia rules →North Carolina
N.C.G.S. Chapter 42 Article 5 compliant.
See North Carolina rules →Arizona
ARLTA (A.R.S. §§ 33-1301+) compliant.
See Arizona rules →Michigan
MCL Β§554.601 compliant. Truth in Renting compliant.
See Michigan rules →Don’t see your state?
Our generic template covers all 50 states. It can be customized to your jurisdiction.
View Generic TemplateWhat actually varies by state (and where to check it)
Last verified: July 2026 against state statutes and regulatory trackers. Laws change β before relying on any row below, confirm it with the official state source. How we source and update this data is described in our Editorial Policy.
Lease law is the most volatile area we cover β security-deposit caps and deadlines change nearly every legislative session, which is why we point you to the current official source instead of printing numbers that go stale. Five things genuinely differ by state:
- Security deposit cap β many states limit the deposit to 1β2 months’ rent; others set no cap at all.
- Deposit return deadline β typically 14 to 60 days after move-out, often with a required itemized deduction statement.
- Notice of entry β most states require advance notice (24β48 hours is common) before non-emergency landlord entry.
- Required disclosures β beyond the federal lead-paint disclosure for pre-1978 housing (which applies everywhere), states add their own: mold, bedbug history, flood zones, shared utilities, or the landlord’s agent for service.
- Late fees and grace periods β several states cap late fees or mandate a grace period before one can be charged.
How to verify: every state publishes its landlordβtenant act on the legislature’s website, and most attorneys general publish a plain-English tenant/landlord handbook β search “[your state] landlord tenant handbook”. Our lease template and generator stay within the rules that apply everywhere and defer to state law on the points above by design (see our Editorial Policy).
Lease Agreement FAQs
What is a lease agreement?
A contract between a landlord and tenant that sets the rent, term, and rules for renting a property.
What is the difference between a lease and month-to-month?
A lease fixes a term, often twelve months. A month-to-month tenancy renews automatically until either party gives notice.
What can a landlord legally include?
Rent, deposit, maintenance, and use rules, but state law caps deposits and governs entry, eviction, and habitability.
Do lease laws vary by state?
Heavily. Deposit limits, notice periods, and required disclosures such as lead paint differ by state.
Is a verbal lease valid?
Short verbal leases may be enforceable, but leases longer than a year generally must be in writing. A written lease protects both sides.