Understanding Landlord-Tenant Laws
Landlord-tenant laws govern rental relationships, establishing rights and responsibilities for both parties. These laws vary significantly by state, affecting everything from security deposits to eviction procedures.
Landlord-Tenant Laws by State
| State | Security Deposit Limit | Return Deadline | Notice to Quit (Non-Payment) | Notice to Vacate (Month-to-Month) | Late Fee Grace Period |
|---|---|---|---|---|---|
| Alabama | 1 month | 60 days | 7 days | 30 days | None required |
| Alaska | 2 months | 14-30 days | 7 days | 30 days | None required |
| Arizona | 1.5 months | 14 days | 5 days | 30 days | None required |
| Arkansas | 2 months | 60 days | 3 days | 30 days | 5 days |
| California | 2 months (unfurnished) | 21 days | 3 days | 30 days | None required |
| Colorado | No limit | 30-60 days | 10 days | 21 days | None required |
| Connecticut | 2 months | 30 days | 3 days | 3 days | 9 days |
| Delaware | 1 month | 20 days | 5 days | 60 days | None required |
| Florida | No limit | 15-60 days | 3 days | 15 days | None required |
| Georgia | No limit | 30 days | Immediate | 30-60 days | None required |
| Hawaii | 1 month | 14 days | 5 days | 28-45 days | None required |
| Idaho | No limit | 21-30 days | 3 days | 30 days | None required |
| Illinois | No limit | 30-45 days | 5 days | 30 days | None required |
| Indiana | No limit | 45 days | 10 days | 30 days | None required |
| Iowa | 2 months | 30 days | 3 days | 30 days | None required |
| Kansas | 1 month | 30 days | 3-10 days | 30 days | None required |
| Kentucky | No limit | 30-60 days | 7 days | 30 days | None required |
| Louisiana | No limit | 30 days | 5 days | 10 days | None required |
| Maine | 2 months | 30 days | 7 days | 30 days | 4 days |
| Maryland | 2 months | 45 days | 10 days | 30 days | None required |
| Massachusetts | 1 month | 30 days | 14 days | 30 days | 30 days |
| Michigan | 1.5 months | 30 days | 7 days | 30 days | None required |
| Minnesota | No limit | 21 days | 14 days | 30 days | None required |
| Mississippi | No limit | 45 days | 3 days | 30 days | None required |
| Missouri | 2 months | 30 days | 5 days | 30 days | None required |
| Montana | No limit | 10-30 days | 3 days | 30 days | None required |
| Nebraska | 1 month | 14 days | 3 days | 30 days | None required |
| Nevada | 3 months | 30 days | 7 days | 30 days | None required |
| New Hampshire | 1 month | 30 days | 7 days | 30 days | None required |
| New Jersey | 1.5 months | 30 days | 30 days | 30 days | 5 days |
| New Mexico | 1 month | 30 days | 3 days | 30 days | None required |
| New York | 1 month | 14 days | 14 days | 30 days | 5 days |
| North Carolina | 1.5-2 months | 30 days | 10 days | 7 days | 5 days |
| North Dakota | 1 month | 30 days | 3 days | 30 days | None required |
| Ohio | No limit | 30 days | 3 days | 30 days | None required |
| Oklahoma | No limit | 45 days | 5 days | 30 days | None required |
| Oregon | No limit | 31 days | 72 hours | 30 days | 4 days |
| Pennsylvania | 2 months | 30 days | 10 days | 30 days | None required |
| Rhode Island | 1 month | 20 days | 5 days | 30 days | 15 days |
| South Carolina | No limit | 30 days | 5 days | 30 days | 5 days |
| South Dakota | 1 month | 14-45 days | 3 days | 30 days | None required |
| Tennessee | No limit | 30 days | 14 days | 30 days | 5 days |
| Texas | No limit | 30 days | 3 days | 30 days | None required |
| Utah | No limit | 30 days | 3 days | 15 days | None required |
| Vermont | No limit | 14 days | 14 days | 30-60 days | None required |
| Virginia | 2 months | 45 days | 5 days | 30 days | None required |
| Washington | No limit | 21 days | 14 days | 20 days | None required |
| West Virginia | No limit | 60 days | 10 days | 30 days | None required |
| Wisconsin | No limit | 21 days | 5 days | 28 days | None required |
| Wyoming | No limit | 30 days | 3 days | 30 days | None required |
Tenant Rights (All States)
- Habitable Premises: Right to safe, livable conditions
- Privacy: Landlord must give notice before entry (usually 24-48 hours)
- Security Deposit Return: Itemized list of deductions required
- Repair Requests: Landlord must make necessary repairs
- Fair Housing: Protection from discrimination
- Retaliation Protection: Cannot be evicted for exercising rights
- Proper Notice: For lease termination or changes
Landlord Rights (All States)
- Rent Collection: Receive rent on time per lease terms
- Property Access: Enter with proper notice for repairs/inspection
- Eviction: Remove tenants for lease violations
- Security Deposit: Deduct for damages beyond normal wear
- Lease Enforcement: Enforce all legal lease terms
- Tenant Screening: Choose tenants (within fair housing laws)
- Property Rules: Set reasonable rules for property use
Required Disclosures by State
Lead Paint (Federal - All States)
Properties built before 1978 must disclose lead paint hazards
State-Specific Disclosures
- Mold: CA, MD, NJ, TX, VA
- Bedbug History: AZ, CA, ME, NY
- Flooding History: GA, OK, TX
- Death in Unit: AK, CA, SD
- Methamphetamine Contamination: Many states
- Utility Arrangements: Most states
- Fire Safety: Many states require smoke detector disclosure
Eviction Process Overview
- Notice to Quit/Pay: Written notice with cure period
- File Eviction: If tenant doesn't comply with notice
- Court Hearing: Both parties present case
- Judgment: Court decides in favor of landlord or tenant
- Writ of Possession: Sheriff removes tenant if necessary
Rent Control Cities
Select cities with rent control or stabilization:
- California: Los Angeles, San Francisco, Oakland, Berkeley, San Jose
- New York: New York City, Albany
- New Jersey: Newark, Jersey City
- Maryland: Takoma Park
- Oregon: Statewide rent control
- Washington D.C.: District-wide rent control
Habitability Standards
Minimum requirements for rental properties:
- Structural integrity (roof, walls, floors)
- Weatherproofing and waterproofing
- Plumbing and running water
- Hot water and heating
- Electrical systems and lighting
- Clean and sanitary conditions
- Functioning locks and security
- Safe common areas
- Trash removal services
- Freedom from pests and rodents
Repair and Deduct Rights
States allowing tenants to make repairs and deduct from rent:
- Must be necessary repairs affecting habitability
- Landlord given notice and reasonable time
- Usually limited to one month's rent
- Proper documentation required
- Not available in: AL, AR, GA, IN, NC, WV, WY
Breaking a Lease - Valid Reasons
Legal reasons to break lease without penalty:
- Military Duty: Active duty deployment (SCRA protection)
- Domestic Violence: Many states allow victims to break lease
- Uninhabitable Conditions: Serious habitability violations
- Landlord Harassment: Privacy violations or illegal entry
- Illegal Lease Terms: Unenforceable provisions
Security Deposit Deductions
Allowed Deductions
- Unpaid rent or fees
- Damage beyond normal wear and tear
- Cleaning beyond normal use
- Abandoned property removal
- Lease violation costs
Normal Wear and Tear
- Faded paint or wallpaper
- Worn carpets (normal traffic)
- Minor scuffs on walls
- Loose door handles
- Worn countertops
COVID-19 Era Changes
Many states implemented temporary changes:
- Eviction moratoriums (most expired)
- Extended notice periods
- Rental assistance programs
- Court procedure modifications
- Grace periods for rent payment