Terms to Consider Including in Your Lease Agreement

No lease agreement can anticipate every scenario, but a thorough one comes close. Here is a practical compilation of clauses landlords often overlook — pulled from years of online discussions about, “What's the typical lease missing that you've added to yours?”

Use this as a checklist, not a template. Run any clause past your own attorney before adding it.

Animals

• Require a photo of the pet, vet and licensing information, and an off-property emergency contact for the pet.
• State how often dog waste in the yard must be picked up.
• State how often litter boxes must be cleaned.
• Require dog nails to be maintained to prevent damage to hardwood floors.
• Prohibit feeding of wild animals on the premises.

Pest Control

• Require acknowledgement that the unit is pest free at lease inception.
• If bedbugs aren't reported within the first 30 days of tenancy, remediation is the tenant's responsibility.
• Tenant is responsible for pest remediation costs if the issue was caused by the tenant (improper trash disposal, leaving food out, etc.).
• Tenant must report any pest issues immediately.

Landscaping

• Tenant is responsible for snow and ice removal from entry steps and the sidewalk.
• No changes to the landscaping without written consent.

Vehicles

• Specify the number of vehicles per unit, and whether motorcycles or boats are permitted.
• Specify driveway or street parking only.
• Working on vehicles in parking spaces or garages is prohibited.
• Inoperable or abandoned vehicles will be towed at the owner's expense.

Signage

• No hanging of signage of any kind.

Guests

• The unit shall only be occupied by the named occupants in the lease.
• Tenant is responsible for actions, liabilities, or damage caused by occupants, guests, and invitees.
• Guests cannot stay for more than seven consecutive days.
• Landlord has the right to exclude any non-leaseholder who interrupts the quiet enjoyment of the community.

Limitations on Use of Property

• Illegal activity is prohibited on the premises.
• Property may not be used as a short-term rental.
• Tenant will not operate any business from the residence — including a day-care, senior-living facility, halfway house, massage parlor, gambling enterprise, or laundry service. No subleasing or transfer of tenancy.

Safety

• No open flames or candles.
• No smoking of any kind.
• Residents must report when a smoke alarm is beeping; do not disable it.
• No blocking of entries or exits.
• Firearms on the premises must be disclosed and secured in a gun locker or with a trigger lock.
• No tampering with safety devices (fire extinguisher, smoke alarm, security alarm).
• Emergency contact must be updated annually.

Late Payments

• No grace period for late payments.
• Late fees are charged as additional rent.
• Notify the tenant that nonpayment, late payment, or breach may be reported to a credit and/or tenant reporting agency and could create a negative credit record.

Move-In

• Landlord and tenant conduct a video walkthrough at the beginning of the lease, with the tenant on camera confirming there is no physical damage.
• Specify the time of day the lease starts.

Maintenance Requirements

• Tenant is responsible for taking trash cans to the curb on pick-up days.
• Landlord changes the air filters.
• Tenant must immediately report water-related repairs or risk being held liable.
• Nothing may be placed in the toilet except toilet tissue and excrement. Toilet and drain clogs are the tenant's responsibility.
• Tenant must protect hardwood floors with felt pads under furniture legs.
• All light bulbs were working at move-in and must be working at move-out.
• If the tenant denies access for scheduled work, a $65 fee applies. Failure to respond to notices may incur a $25 notice fee.
• If tenant-caused damage requires an insurance claim above their renter's insurance limit, the tenant must reimburse the landlord's deductible within 60 days.
• Tenant has a duty to prevent mold growth — running exhaust fans, no humidifiers, regular bathroom cleaning, and reporting mold immediately.
• List items included with the property (washer, dryer, etc.). Tenant pays full replacement cost for missing items and for damage due to negligence.

Utilities

• If there is evidence of over-usage, the tenant pays the difference. Be specific — e.g., “If gas and electric is under $50/month, the landlord pays as a courtesy. Above $50, the tenant pays in full.”
• No use of shared electricity to charge electric vehicles.
• Owner is not liable for utility interruptions due to power outages or owner shutoff for repair.

Early Termination

• Include a sizable early-termination fee to discourage tenants from breaking the lease without cause.

Inspections

• Landlord has the right to conduct regular inspections (quarterly or semi-annually). State how much notice is provided and in what form.

Move-Out

• Specify the time of day the lease ends.
• House must be clear of all possessions, including furniture, paint, chemicals, cleaning supplies, and mops. Large trash items must be removed before move-out.
• Unit must be in broom-clean condition.
• All keys and garage door openers must be returned. Failure to do so triggers a re-keying fee.

Miscellaneous

• No oral agreements; all modifications and notices must be in writing.
• No water beds, no fish tanks.
• Landlord may cancel the lease in the event of sale or destruction of the unit.
• Limits on number of occupants per bedroom.
• Tenant insurance must list the property owner as additional insured and include personal liability coverage.
• No satellite dishes on the roof. Pole-mounted in the back yard only.
• For multi-tenant units: rent is owed in full even if one occupant moves out.
• Tenant may not change or re-key any locks.
• Tenants are responsible for lockouts.