Simple (One-Page) Lease Agreement

Definition and Purpose

A simple lease agreement (often just one page long) is a direct contract between a property owner and a renter. Its purpose is to lay out the key rules of a residential rental arrangement. This document creates a legal agreement that covers the basic parts of the rental relationship while keeping the details clear and easy to understand. ^[1]

Legal Basis

Simple lease documents are controlled by the Uniform Residential Landlord and Tenant Act (URLTA) and the Revised Uniform Residential Landlord and Tenant Act (RURLTA). Many states have decided to implement these laws, either fully or partially. These main acts are important because they create the baseline rules for renting homes and clearly explain the required rights and duties for both the person who owns the property and the person who rents it. ^{[2] [3]}

Security Deposits

A security deposit is money a renter pays to ensure they will fulfill the duties of the lease. This includes making sure the rent is paid and paying for any damage that is worse than simple, normal wear and tear.^[10]

Rules Are Different in Every State: Laws about security deposits change a lot from one state to the next. These differences include: (1) the highest amount an owner can ask for (usually 1 to 3 months' rent), (2) the deadline for returning the money (which can be anywhere from 14 to 60 days after the lease ends), (3) whether interest must be paid on the deposit, and (4) the need to provide a detailed list of any money taken out. Both owners and renters should check their state's specific rental laws for the exact requirements.^[11]

Landlord Obligations

Guarantee That the Place Is Safe to Live in

Owners have a duty that they cannot avoid: they must keep the rental home in a condition where someone can safely live there. This includes: (1) following all construction and housing rules, (2) keeping the building sound and protected from weather, (3) ensuring that the plumbing, heat, and electrical systems work, (4) providing basic needs (heat, hot and cold water, and electricity), (5) controlling pests and dangerous substances, and (6) keeping shared areas clean and maintained.^{[12] [13]}

Repairs and Maintenance

Generally, repairs and maintenance duties are the landlord's responsibility unless the parties agree otherwise in writing. Landlords must make all necessary repairs to keep the premises in fit and habitable condition. ^[14]

Fixes and Maintenance

As a rule, the property owner has to pay for and do all the repairs and upkeep, unless the lease clearly states something different. The owner's main duty is to fix everything required to keep the home safe and fit to live in.^[14]

Owner's Right to Enter

Owners can enter the rented property to check things, make repairs, or show the unit to potential renters or buyers, but they must give reasonable notice (usually 24 to 48 hours). The only exception is during an emergency. Owners are not allowed to use these access rights to bother or harass the renters.^[15]

Federal Disclosure Requirements

Lead-Based Paint Warning (Pre-1978 Properties)

If the rental property was built before January 1, 1978, the law requires that owners do the following: (1) give renters an EPA-approved brochure that explains lead hazards, (2) reveal any lead-based paint or known lead problems, and (3) include specific warning text in the rental contract itself.^{[16] [17]}

Tenant Protections

Following Fair Housing Laws

Property owners must follow the Federal Fair Housing Act. This law bans discrimination based on race, color, religion, where a person comes from, sex, family status, or disability. This rule covers everything from advertising and choosing renters to setting the lease terms and managing the entire rental relationship.^[18]

Banning of Revenge

Owners are not allowed to take revenge on renters who: (1) report code violations to the government, (2) use their legal rights, like holding back rent for unsafe living conditions, or (3) become part of a tenant group. Actions considered revenge include raising the rent, cutting services, or trying to evict (remove) the renter.^[19]

Protections for Military Members

Active duty military personnel have special rights set in The Servicemembers Civil Relief Act (SCRA). Such rights include to end a lease early if they receive orders for a permanent change of station (PCS) or deployment that will last 90 days or more. They only need to provide 30 days' written notice.^[20]