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Month to Month Residential Lease Agreements

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A Month to Month Rental Agreement is a residential contract between a landlord and tenant that is fixed on a monthly basis and it’s able to be cancelled at any time according to their State’s minimum requirement (unless otherwise agreed). The rent payment should be made in the same way as a standard contract however, both parties are only fixed for one month at a time. When cancelling the tenancy, a termination letter should be used and it’s important to have the other party either sign or have acknowledgment of the letter being received such as sending through a courier or as a certified letter.

Laws – Each State has their own Minimum Termination Periods. This ranges from 7 to 90 days based on your location and age.

By State

Minimum Termination Periods

  • AL – 30 days ()
  • AK – 30 days ()
  • AZ – 30 days ()
  • AR – 30 days ()
  • CA – 30 or 60 days ()
  • CO – Time Dependent ()
  • CT – No Minimum ()
  • DE –  60 days ()
  • FL – 15 days ()
  • GA – 30 days ()
  • HI – 45 or 28 days 
  • ID – 30 days 
  • IL – 30 days 
  • IN – 30 days 
  • IA – 30 days 
  • KS – 30 days
  • KY – 30 days 
  • LA – 10 days 
  • ME – 30 days 
  • MD – 30 days 
  • MA – 30 days 
  • MI – 30 days 
  • MN – 30 days 
  • MS – 30 days 
  • MO – 30 days 
  • MT – 30 days 
  • NE – Age Dependent 
  • NV – 30 days 
  • NH – 30 days 
  • NJ – 30 days 
  • NM – 30 days 
  • NY – 30 days 
  • NC – 7 days 
  • ND – 30 days 
  • OH – 30 days 
  • OK – 30 days 
  • OR – 30 days 
  • PA – 15 or 30 days § 250.501
  • RI – 30 days 
  • SC – 30 days 
  • SD – 15 or 30 days 
  • TN – 30 days 
  • TX – 30 days 
  • UT – 15 days 
  • VT – 60 or 90 days 
  • VA – 30 days 
  • WA – 20 days 
  • WV – 30 days 
  • WI – 28 days 
  • WY – No Statute

How to Write a Monthly Rental Agreement

The following is an example of our free Month to Month Rental Agreement and it will guide you through filling out your form with step by step instructions.

Step 1 – Landlord, Tenant and Property Address

The first part of this lease is the the easiest, all you need to do is enter your name (landlord), the name of the tenant, date entered and the address of the property.

Step 2 – Lease Term

The “lease term” details how the lease shall be ruled. The landlord or the Tenant must notify the other party of non-renewal at least thirty (30) days prior to the next payment cycle. Both parties must notify the other prior to the last day of any month and to further strict that rule, enter the amount of days each party must give written notice prior to the last day of the month. In our example we chose to enter 7 days as that will give both parties 5 weeks to prepare in the event the lease terminates. Also, if the tenant does not provide 30 days notice to vacate, they shall lose their deposit (security), if any.

Step 3 – Lease Payments

The amount of rent per month should be entered in the first two spaces provided. First spell out the amount and then enter it in numerically. On the next open line enter the address where the rent payment should be sent. In our example, the tenant’s rent costs $2,500 per month in New York City and it needs to be paid on the first of every month.

Step 4 – Late Charges

A landlord may start charging late fees any day after the due date if the tenant fails to pay rent. In our example, the landlord will start charging late fees on the 2nd, the day after the due date which is one the 1st. Enter the last day the tenant is able to be late on rent until an eviction occurs.

Step 5 – Insufficient Funds

If payment is sent via a check and it bounces due to lack of funds in the tenant’s account, the landlord has the option to charge a fee for it. In our example, the landlord charges a $25 dollar fee.

Step 6 – Security Deposit

In most cases with any lease, a security deposit is used as collateral in the event the tenant causes damage or violates the lease. It is common to charge an amount equal to one months rent as the security deposit. In our example, the landlord is charging the tenant $2,500 which is equal to one months rent. The tenant is not allowed in any way to deduct any portion of the security deposit towards rent.

Step 7 – Defaults

A tenant defaulting, meaning to breach any clause stated within the lease, will cause the landlord to allow a certain time frame for the tenant to cure the problem. Enter the amount of days your tenant will have in order to cure a default. The landlord may take several actions of their own, including to cure the default and billing the tenant afterwards.

Step 8 – Occupants

A landlord has the right to clarify how many people are able to live and reside on the property. Normally you would not want anyone who is not on the lease living in the premises. Enter the maximum number of people able to occupy the property.

Step 9 – Assignment and Sublease

As the landlord you want to think hard about whether or not to allow your tenant to sublet the property, which allows the tenant to hand over the lease to another tenant. Even if you select “Shall”, the tenant will still need to obtain written consent if they desire to sublet the property in the future. Most of the time, landlords do not allow their tenants to sublet their property due to too many risks.

Step 10 – Utilities and Service

Select which utilities and services that you are responsible for paying by checking all that apply. The tenant will be responsible to pay for all unchecked boxes. As our example takes place in NYC, landlords by law are responsible for providing heat, hot water, and water as they are checked appropriately.

Step 11 – Pets

Tenants are only allowed to have pets at the landlord’s consent. If pets are allowed, you have the option to charge your tenant an additional security deposit just in case the pet causes damage to the property. If a pet isn’t properly trained, they can cause valuable damage therefore in our example we are requiring a deposit of $500.

Step 12 – Abandonment

Landlords have the right to know if their property is being well cared for. A tenant’s absence for a long period of time could potentially threat the property’s health. You can define “absence” by entering the number of consecutive days the tenant can be away from the property before it becomes an issue of abandonment. Further, enter the number of days a tenant can abandon the property while at the same time bd in default of unpaid rent – this number should be stricter allowing the tenant fewer days.

Step 13 – Governing Law

A pretty simple step, simply enter the State in which the property resides. All landlord and tenant laws will be ruled under the state inscribed. In our example, the property is located in the state of New York.

Step 14 – Display of Signs

Typically when the lease is coming to an end, it’s important to be able to show the property to prospective tenants and to allow “For Rent” signs on or near the property in order to advertise the space. In our example, 30 days should give the landlord enough time to find a tenant. Any more than 30 days would be excessive and it could cause a nuisance to the current tenant, especially with people entering the property.

Step 15 – Noise

Noise control is very important to keeping happy tenants. If you are renting out an apartment in a large building, all it takes is one loud tenant to cause a major disturbance. By signing this agreement, the tenant agrees to keep noise levels at a reasonable volume. Also not to disturb other tenants, enter the time frame that the tenant is able to move furniture in and out of the property. Generally you do not the time to be too early nor too late in the day.

Step 16 – Parking

Mark whether or not your tenant is allowed or has the ability to park within the vicinity of the property, and if so enter the number of vehicles they are allowed.

Step 17 – Additional Terms and Conditions

This is a clause which is totally customizable and you may enter any rules as you see fit. In our example, the tenant may not use the parking space during the months of June, July and August.

Step 18 – Signatures

In order for the lease agreement to be valid, the landlord and tenant(s) must sign and print names. Once complete, a copy should be given to the tenant for their records and the original lease shall be kept on file with the landlord.

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