Rhode Island Landlord-Tenant Laws: Key Rental Rules (2026)
Security deposits, notice periods, landlord entry, and other key rental rules in Rhode Island, each linked to the state law it comes from.
By the ListMyHomes.com™ Editorial TeamPublished Last reviewed
This page summarizes the main landlord-tenant rules in Rhode Island. Each rule in the table below links to the law it comes from.
Key rules at a glance
| Rule | Rhode Island |
|---|---|
| Where these laws apply | Rhode Island General Laws chapter 34-18 (the Residential Landlord and Tenant Act) applies to rental agreements, wherever made, for dwelling units located in Rhode Island. Unless the parties expressly agree to be governed by it, it does not cover residence at an institution incidental to detention or medical, geriatric, educational, counseling, religious or similar services; occupancy under a contract of sale by the buyer or a person who succeeds to the buyer's interest; occupancy by a member of a fraternal or social organization in the part of a structure operated for its benefit; transient occupancy in a hotel, motel or other lodging subject to the state sales and use tax or a lodgings tax; occupancy by a paid employee of a landlord whose right to occupy depends on employment substantially for services, maintenance or repair of premises with more than 11 units; occupancy by a holder of a proprietary lease in a cooperative; commercial letting and estates governed by chapter 18.1 of title 34; or residence at a transitional housing facility. R.I. Gen. Laws §§ 34-18-7, 34-18-8 |
| Security deposit limit | One month's periodic rent. A landlord who rents a furnished apartment whose furniture has a replacement value of $5,000 or more when the lease is signed may also charge a separate furniture security deposit of up to one month's periodic rent. R.I. Gen. Laws § 34-18-19(a), (e) |
| Where deposits are held | No separate, bank or escrow account is required by Rhode Island General Laws chapter 34-18. If the landlord transfers its interest in the premises, whoever holds that interest when the tenancy ends is bound by the deposit rules. R.I. Gen. Laws § 34-18-19(g); R.I. Gen. Laws ch. 34-18 (no provision) |
| Returning the deposit | The landlord must deliver the itemized written notice of deductions, together with the deposit amount due, within 20 days after the latest of the end of the tenancy, delivery of possession, or the tenant's giving a forwarding address for the deposit. If the landlord does not, the tenant may recover the amount due plus damages of twice the amount wrongfully withheld and reasonable attorney fees. A rental agreement may not waive these rules. R.I. Gen. Laws § 34-18-19(b), (c), (h) |
| Deposit deductions | The deposit due back is the full deposit minus any unpaid accrued rent, reasonable cleaning expenses, reasonable trash disposal expenses, and physical damage to the premises, other than ordinary wear and tear, that the landlord suffered because the tenant did not comply with § 34-18-24, all itemized in a written notice to the tenant. R.I. Gen. Laws § 34-18-19(b) |
| Interest on deposits | |
| Landlord entry notice | At least two days' notice of the landlord's intent to enter, and entry only at reasonable times, except in an emergency or when notice is impracticable; the landlord may not abuse the right of access or use it to harass the tenant. The landlord may enter without the tenant's consent in an emergency, or during an absence of the tenant of more than seven days if reasonably necessary to protect the property. The tenant may not unreasonably withhold consent to entry to inspect, make necessary or agreed repairs, decorations, alterations or improvements, supply necessary or agreed services, or show the unit to prospective or actual buyers, mortgagees, tenants, workers or contractors. Otherwise the landlord has a right of access only under a court order, as § 34-18-39 permits, or if the tenant has abandoned or surrendered the premises. R.I. Gen. Laws § 34-18-26 |
| Notice to end a month-to-month lease | Either the landlord or the tenant may end a month-to-month tenancy, or any periodic tenancy of more than a month and less than a year, by written notice in a form substantially similar to the one in § 34-18-56(c), delivered at least 30 days before the date specified in the notice. A week-to-week tenancy ends on such a notice delivered at least 10 days before the termination date specified in it. Unless the rental agreement fixes a definite term, the tenancy is week-to-week for a roomer who pays weekly rent and month to month in all other cases. R.I. Gen. Laws §§ 34-18-37(a), (b), 34-18-15(d) |
| Rent-increase notice | At least 60 days' written notice before the effective date of a rent increase. At least 120 days' notice before raising the rent of a month-to-month tenant over 62 years of age. These rules exclude independent living, assisted living and congregate care facilities. The section does not require more notice than the timeframe set under any other state or federal law or regulation or by an applicable housing program established under state or federal law. R.I. Gen. Laws § 34-18-16.1 |
| Late fees | No limit or grace period in Rhode Island General Laws chapter 34-18. R.I. Gen. Laws ch. 34-18 (no provision) |
| Notice for unpaid rent | When any part of the rent is 15 days in arrears, the landlord must send a written notice, in a form substantially similar to the one in § 34-18-56(a), stating the amount 15 days in arrears, demanding it, and stating that unless the tenant pays within 5 days of the date the notice is mailed, the rental agreement ends and the landlord will file an eviction action. The eviction action may be filed no earlier than the sixth day after the notice is mailed. The tenant may cure by paying the full rent before the action is filed; a tenant who has not received such a notice in the six months before the filing may also cure by paying all rent in arrears plus court costs at the hearing. A landlord may file an eviction for nonpayment only if, when filing, it complies with the statewide rental registry requirements of § 34-18-58(a), (b) and (d), and it must give the court evidence of that compliance. R.I. Gen. Laws §§ 34-18-35(a), (b), (e), 34-18-58(g) |
| Rent control | |
| Required landlord disclosures | In writing, at or before the start of the tenancy, the name, address and number of the person authorized to manage the premises and of an owner or a person authorized to act for the owner for service of process and for receiving notices and demands; this information must be kept current. A landlord who is 120 days delinquent on a mortgage on the property must notify the tenant that the property may be subject to foreclosure. Fees beyond the rent must be disclosed in the lease in the same section as the rent, with a statement that additional fees may apply (unless state or federal subsidies require a different lease format); without a written lease, the landlord must give a written list of those fees, and any change in required fees must be disclosed in writing at least 30 days before it takes effect. The lease, or a writing if there is no written lease, must state which utility costs are included in the rent and which are the tenant's responsibility, and any requirement to carry renters insurance. A tenant may recover any fees paid that were not disclosed as required. R.I. Gen. Laws §§ 34-18-20(a), (b), (d), 34-18-15(a)(1)-(5) Federal law: For housing built before 1978 (with limited exceptions): before the tenant is bound by the lease, the landlord must give the EPA lead-hazard pamphlet and disclose any known lead-based paint or hazards and any available reports. 42 U.S.C. § 4852d; 40 CFR 745.107 |
| Fair housing protected classes | Race, color, religion, sex, sexual orientation, gender identity or expression, marital status, lawful source of income, military status as a veteran with an honorable discharge or an honorable or general administrative discharge, servicemember in the armed forces, country of ancestral origin, disability, age and familial status. Discrimination in the terms, conditions or privileges of a rental is also barred because a tenant, applicant or household member is, has been or is threatened with being the victim of domestic abuse, or because the tenant or applicant has obtained, sought or is seeking a court restraining order for protection from domestic abuse. Sexual orientation, gender identity or expression, marital status, lawful source of income, military and servicemember status, age and domestic-abuse victim status appear in Rhode Island's law but not in the federal list; Rhode Island's law says "country of ancestral origin" and "disability" where the federal law says "national origin" and "handicap". R.I. Gen. Laws § 34-37-4(a); 42 U.S.C. § 3604 |
What this means for renters
Before you sign, compare the lease's deposit amount, rent due date, and late-fee terms with the rules above. At move-in, record the unit's condition with dated photos. When you move out, give the written notice your lease and the rules above call for, leave a forwarding address, and keep copies of everything you send and receive.
What this means for landlords who manage their own rental
List the unit with its rent, deposit, and lease terms. Screen every applicant by the same written criteria, within fair-housing law. Collect the deposit and give notices following the rules above, and keep records of the unit's condition at move-in and move-out.
List your rental on ListMyHomes.com for one flat fee, or browse rentals in Rhode Island listed directly by owners.
Frequently asked questions
How much can a landlord charge for a security deposit in Rhode Island?
One month's periodic rent. A landlord who rents a furnished apartment whose furniture has a replacement value of $5,000 or more when the lease is signed may also charge a separate furniture security deposit of up to one month's periodic rent. See the source in the table above.
How long does a Rhode Island landlord have to return a security deposit?
The landlord must deliver the itemized written notice of deductions, together with the deposit amount due, within 20 days after the latest of the end of the tenancy, delivery of possession, or the tenant's giving a forwarding address for the deposit. If the landlord does not, the tenant may recover the amount due plus damages of twice the amount wrongfully withheld and reasonable attorney fees. A rental agreement may not waive these rules. See the source in the table above.
How much notice must a Rhode Island landlord give before entering?
At least two days' notice of the landlord's intent to enter, and entry only at reasonable times, except in an emergency or when notice is impracticable; the landlord may not abuse the right of access or use it to harass the tenant. The landlord may enter without the tenant's consent in an emergency, or during an absence of the tenant of more than seven days if reasonably necessary to protect the property. The tenant may not unreasonably withhold consent to entry to inspect, make necessary or agreed repairs, decorations, alterations or improvements, supply necessary or agreed services, or show the unit to prospective or actual buyers, mortgagees, tenants, workers or contractors. Otherwise the landlord has a right of access only under a court order, as § 34-18-39 permits, or if the tenant has abandoned or surrendered the premises. See the source in the table above.
How much notice ends a month-to-month lease in Rhode Island?
Either the landlord or the tenant may end a month-to-month tenancy, or any periodic tenancy of more than a month and less than a year, by written notice in a form substantially similar to the one in § 34-18-56(c), delivered at least 30 days before the date specified in the notice. A week-to-week tenancy ends on such a notice delivered at least 10 days before the termination date specified in it. Unless the rental agreement fixes a definite term, the tenancy is week-to-week for a roomer who pays weekly rent and month to month in all other cases. See the source in the table above.
How much notice is required for a rent increase in Rhode Island?
At least 60 days' written notice before the effective date of a rent increase. At least 120 days' notice before raising the rent of a month-to-month tenant over 62 years of age. These rules exclude independent living, assisted living and congregate care facilities. The section does not require more notice than the timeframe set under any other state or federal law or regulation or by an applicable housing program established under state or federal law. See the source in the table above.
How much can a Rhode Island landlord charge for late rent?
No limit or grace period in Rhode Island General Laws chapter 34-18. See the source in the table above.
How much notice must a Rhode Island landlord give when rent is unpaid?
When any part of the rent is 15 days in arrears, the landlord must send a written notice, in a form substantially similar to the one in § 34-18-56(a), stating the amount 15 days in arrears, demanding it, and stating that unless the tenant pays within 5 days of the date the notice is mailed, the rental agreement ends and the landlord will file an eviction action. The eviction action may be filed no earlier than the sixth day after the notice is mailed. The tenant may cure by paying the full rent before the action is filed; a tenant who has not received such a notice in the six months before the filing may also cure by paying all rent in arrears plus court costs at the hearing. A landlord may file an eviction for nonpayment only if, when filing, it complies with the statewide rental registry requirements of § 34-18-58(a), (b) and (d), and it must give the court evidence of that compliance. See the source in the table above.
Does Rhode Island have rent control?
No limit set by Rhode Island General Laws chapter 34-18. See the source in the table above.
Rentals in Rhode Island listed by owners
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