Lease Agreement Requirements by State: Rules for the 10 Most-Searched States (2026)

Security Deposit Rules

AB 12 (effective July 2024) reduced the security deposit cap to 1 month's rent for all residential properties, regardless of furnished status. Previously, the limit was 2 months unfurnished or 3 months furnished. Deposits must be returned within 21 days (Civil Code Section 1950.5) with an itemized statement. AB 2801 (effective January 2026) requires landlords to include photographs documenting damage when making deductions. Failure to comply allows tenants to recover the full deposit plus damages.

Late Fee Rules

California does not set a specific dollar cap, but courts require late fees to be "reasonably related" to the landlord's actual costs from late payment. Courts have generally upheld fees of 5-6% of monthly rent. Excessive fees (10%+) are routinely struck down. Grace periods are not mandated by state law but are recommended.

Required Disclosures

Notice Periods

Termination: 30 days for tenancies under 1 year, 60 days for 1+ year (Civil Code Section 1946.1). Rent increase: 30 days for increases of 10% or less, 90 days for increases above 10%. Entry: 24 hours written notice (Civil Code Section 1954). AB 1482 limits annual rent increases to 5% plus local CPI (max 10%) for covered properties.

Eviction Overview

3-day notice to pay or quit for non-payment. 3-day notice to cure for lease violations. No-fault terminations under AB 1482 require 60 days notice and relocation assistance (1 month's rent). Unlawful detainer proceedings typically take 5-8 weeks. Legal aid is widely available for tenants.

Security Deposit Rules

Texas has no limit on deposit amounts. Deposits must be returned within 30 days of the tenant vacating and providing a forwarding address (Property Code Section 92.103). Landlords must provide an itemized list of deductions. Failure to comply may result in liability for up to 3x the wrongfully withheld amount plus $100 in attorney's fees.

Late Fee Rules

No statutory cap. Courts accept 5-10% as reasonable. The lease must specify the fee amount. Property Code Section 92.019 requires the landlord to wait at least 2 days after the due date before charging a late fee.

Required Disclosures

Notice Periods

Termination: 30 days for month-to-month (Property Code Section 91.001). No state requirement for rent increase notice (Texas prohibits local rent control). Entry: no statutory notice, 24 hours recommended.

Eviction Overview

3-day notice to vacate for non-payment (Property Code Section 24.005). Hearing within 10-21 days of filing. 5-day appeal period. Total: 3-6 weeks. Among the fastest eviction processes nationwide. Landlords not required to accept partial payments.

Security Deposit Rules

Deposits must be held in a separate Florida banking institution: non-interest-bearing account, interest-bearing account, or surety bond (Florida Statutes Section 83.49). Interest-bearing accounts: landlords pay 75% of the annualized average interest rate or 5% simple interest. Return within 15 days (no deductions) or 30 days (with written notice of deductions). Tenants have 15 days to object.

Late Fee Rules

No statutory cap. Courts evaluate reasonableness case-by-case. Standard practice: 5-10%. Daily late fees of $5-$10 have been upheld in addition to flat fees. The lease must specify the amount and trigger.

Required Disclosures

Notice Periods

Termination: 15 days monthly, 7 days weekly (Section 83.57). Rent increases cannot occur during a fixed term. Entry: 12 hours reasonable notice (Section 83.53).

Eviction Overview

3-day notice to pay or vacate for non-payment (Section 83.56). 7-day notice to cure for violations. Proceedings take 2-4 weeks. Tenants must deposit disputed rent into the court registry.

Security Deposit Rules

The Housing Stability and Tenant Protection Act of 2019 capped all deposits at 1 month's rent, eliminated "last month's rent" as deposit, and prohibited pet/key deposits. Return within 14 days with itemized statement (General Obligations Law Section 7-108). Buildings with 6+ units: interest-bearing accounts required. Failure to return within 14 days forfeits the right to claim deductions.

Late Fee Rules

Capped at $50 or 5% of monthly rent, whichever is less (Real Property Law Section 238-a). Cannot apply until rent is 5+ days overdue. One of the strictest caps nationally. On $2,000 rent: max $50 late fee.

Required Disclosures

Notice Periods

Termination: 30 days (<1 yr), 60 days (1-2 yrs), 90 days (2+ yrs) (RPL Section 226-c). Same periods for rent increases. Entry: no statutory minimum; 24 hours is standard practice.

Eviction Overview

14-day notice to pay for non-payment. Housing Court proceedings: 2-6 months. NYC tenants have right to counsel (Intro 214-B). Good Cause Eviction (statewide, April 2024) limits evictions of tenants with 1+ year occupancy. Among the slowest eviction processes nationally.

Security Deposit Rules

No statewide limit. Chicago RLTO caps deposits at 1.5 months' rent. Return within 30 days. Chicago landlords must pay interest and provide receipts. Non-compliance with RLTO allows tenants to recover 2x the deposit plus attorney's fees. Similar ordinances in Evanston, Urbana, and other cities.

Late Fee Rules

No statewide regulation. Chicago RLTO: $20/month for rent under $1,000; 5% for rent above $1,000. Late fees cannot apply until rent is 5 days overdue. Outside Chicago: must be reasonable.

Required Disclosures

Notice Periods

Termination: 30 days for month-to-month (735 ILCS 5/9-207). Chicago RLTO requires 2 days notice for non-emergency entry. Statewide: no statutory entry notice.

Eviction Overview

5-day notice to pay or quit (735 ILCS 5/9-209). 10-day notice to cure for violations. Cook County (Chicago): 4-8 weeks. Just Cause for Eviction Ordinance affects certain Chicago buildings.

Security Deposit Rules

First year: max 2 months' rent. After first year: max 1 month, landlord must refund excess. Return within 30 days (68 Pa.C.S. Section 250.512). After 2 years, deposits must be in an interest-bearing escrow account; interest (minus 1% admin fee) paid to tenant annually. Failure to return within 30 days: tenant can recover double.

Late Fee Rules

No statutory regulation. Courts apply reasonableness test. Standard: 5-10%. Philadelphia may impose additional requirements under its Fair Practices Ordinance.

Required Disclosures

Notice Periods

Termination: 15 days (leases under 1 year), 30 days (1+ year) (68 Pa.C.S. Section 250.501). Entry: no statutory requirement; reasonable notice expected.

Eviction Overview

10-day notice to quit for non-payment. Filed in Magisterial District Court; 2-4 weeks typical. Appeals to Court of Common Pleas. Philadelphia has eviction diversion programs and the Renters' Access Act.

Security Deposit Rules

No limit on amounts. Return within 30 days with itemized deductions (ORC Section 5321.16). Failure: tenant can sue for full deposit plus damages plus attorney's fees.

Late Fee Rules

Not regulated by statute. Lease governs. Must be reasonable. Standard: 5-10%.

Required Disclosures

Notice Periods

Termination: 30 days (ORC Section 5321.17). Entry: 24 hours reasonable notice (ORC Section 5321.04). Rent increase: 30 days for month-to-month.

Eviction Overview

3-day notice to leave for non-payment (ORC Section 1923.04). 30-day notice for violations. Municipal Court; 3-5 weeks. Partial rent not required to be accepted.

Security Deposit Rules

No limit for private landlords. Return within 30 days with itemized deductions (O.C.G.A. Section 44-7-34). Landlords with 10+ units must place deposits in escrow and provide bank name/location within 30 days of receipt.

Late Fee Rules

Not capped by statute. Must be in writing. Standard: 5-10%.

Required Disclosures

Notice Periods

Termination: 60 days for month-to-month (O.C.G.A. Section 44-7-7), one of the longest nationally. Entry: no statutory requirement; reasonable notice expected.

Eviction Overview

Demand for possession, then dispossessory affidavit in Magistrate Court. Tenant has 7 days to answer. Default judgment if no response. Uncontested: 2-4 weeks. Contested: 4-8 weeks.

Security Deposit Rules

1.5 months for month-to-month; 2 months for longer leases (N.C. Gen. Stat. Section 42-51). Must be held in trust account at a licensed NC bank. Return within 30 days. Pet deposits are separate and not subject to the cap.

Late Fee Rules

Specific statute: $15 or 5% of monthly rent, whichever is greater, but only after rent is 5+ days late (Section 42-46). This creates a mandatory 5-day grace period.

Required Disclosures

Notice Periods

Termination: 7 days weekly, 30 days monthly (Section 42-14). Entry: no statutory requirement. Rent increase: no specific notice beyond termination period.

Eviction Overview

10-day notice to pay or quit. Small Claims Court (District Court for amounts over $10,000). 2-4 weeks typical. Lease can include prevailing party attorney's fees clause.

Security Deposit Rules

Capped at 1.5 months' rent (MCL Section 554.602). Return within 30 days. Within 4 business days of move-in, landlord must provide a detailed inventory checklist (MCL Section 554.608). Without this checklist, the landlord cannot claim deductions. One of the strictest move-in documentation requirements in the country.

Late Fee Rules

Not regulated by statute. Must be reasonable. Standard: 5-10%.

Required Disclosures

Notice Periods

Termination: 30 days if lease is silent (MCL Section 554.134). Entry: no statutory notice; reasonable notice recommended. Rent increase: 30 days for month-to-month.

Eviction Overview

7-day notice to quit for non-payment. 30-day notice for violations. District Court; 2-4 weeks. Landlords must store tenant's personal property for 30 days after eviction.