Landlord Guide to Renting in Rhode Island

Rhode Island permits both oral and written rental agreements. Under the Statute of Frauds (R.I. Gen. Laws § 9-1-4), leases for a term exceeding one year must be in writing. Written leases are strongly recommended for all tenancies.

• Oral leases are enforceable for terms of one year or less; longer-term leases must be in writing (R.I. Gen. Laws § 9-1-4)
• The lease should specify rent amount, due date, security deposit, lease term, and maintenance responsibilities
• Lease provisions that waive tenant rights under the Residential Landlord and Tenant Act are void (R.I. Gen. Laws § 34-18-6)
• Month-to-month tenancies arise when no fixed term is specified or upon expiration of a fixed-term lease without renewal

Rhode Island limits security deposits to one month's rent under R.I. Gen. Laws § 34-18-19(a). The landlord must hold the deposit in a separate escrow account and is not required to pay interest except for certain situations.

• Security deposits are capped at one month's rent (R.I. Gen. Laws § 34-18-19(a))
• The deposit must be held in a separate escrow account in a bank or other institution in Rhode Island
• The landlord must provide the tenant with the name and address of the bank and the account number where the deposit is held (R.I. Gen. Laws § 34-18-19(b))
• No interest is required on security deposits unless specified by local ordinance

Rhode Island landlords must provide several disclosures before or at the start of a tenancy. These protect tenants by ensuring they are informed about the property and their rights.

• Lead-based paint disclosure for properties built before 1978 (42 U.S.C. § 4852d and the Rhode Island Lead Hazard Mitigation Act, R.I. Gen. Laws § 42-128.1-4)
• Disclosure of the identity and address of the owner or authorized agent (R.I. Gen. Laws § 34-18-20)
• Lead hazard information: landlords must provide a lead information packet and, for pre-1978 properties, must comply with Rhode Island's lead safe certification requirements (R.I. Gen. Laws § 42-128.1-7)
• Code violations: disclosure of any outstanding housing or building code violations known to the landlord is recommended

Rent is due on the date specified in the rental agreement. Rhode Island provides a mandatory grace period for rent payments before a landlord may charge a late fee or begin eviction proceedings.

• Rent is due on the date stated in the rental agreement
• A 15-day grace period is required before a late fee may be charged (R.I. Gen. Laws § 34-18-35)
• Late fees must be reasonable and are not permitted during the 15-day grace period
• Landlords must provide a written receipt for all rent payments upon request

Rhode Island landlords are required to maintain the premises in a habitable condition under the Residential Landlord and Tenant Act (R.I. Gen. Laws § 34-18-22). This statutory obligation codifies the implied warranty of habitability.

• Comply with all applicable building and housing codes materially affecting health and safety (R.I. Gen. Laws § 34-18-22(a)(1))
• Make all repairs necessary to keep the premises in a fit and habitable condition (R.I. Gen. Laws § 34-18-22(a)(2))
• Keep all common areas in a clean and safe condition (R.I. Gen. Laws § 34-18-22(a)(3))
• Maintain in good and safe working order all electrical, plumbing, sanitary, heating, ventilating, and air-conditioning systems (R.I. Gen. Laws § 34-18-22(a)(4))

Rhode Island requires landlords to give at least two days' (48 hours') notice before entering a tenant's dwelling unit for non-emergency purposes (R.I. Gen. Laws § 34-18-26(c)). Entry must be at reasonable times.

• At least two days' (48 hours') notice is required for non-emergency entry (R.I. Gen. Laws § 34-18-26(c))
• Entry must be at reasonable times for lawful purposes
• Permitted purposes include repairs, inspections, showings to prospective tenants or buyers, and agreed-upon services
• Emergency entry is permitted without notice when there is imminent danger to persons or property

Rhode Island does not have statewide rent control. Landlords may increase rent subject to the terms of the lease and anti-retaliation protections under R.I. Gen. Laws § 34-18-46.

• No statewide rent control exists in Rhode Island
• Rent cannot be increased during a fixed-term lease unless the lease expressly allows it
• For month-to-month tenancies, at least 30 days' written notice is required before a rent increase
• Retaliatory rent increases in response to a tenant exercising legal rights are prohibited (R.I. Gen. Laws § 34-18-46)

Rhode Island requires written notice to terminate periodic tenancies. The required notice periods depend on the type of tenancy and are set out in the Residential Landlord and Tenant Act.

• Month-to-month tenancy: 30 days' written notice (R.I. Gen. Laws § 34-18-37)
• Week-to-week tenancy: 10 days' written notice (R.I. Gen. Laws § 34-18-37)
• Nonpayment of rent: landlord must give a 5-day demand for the payment of rent (R.I. Gen. Laws § 34-18-35)
• Fixed-term leases end automatically at the stated expiration date without additional notice unless the lease requires otherwise

Evictions in Rhode Island are governed by the Residential Landlord and Tenant Act (R.I. Gen. Laws Chapter 34-18) and the District Court rules. Landlords must follow proper legal procedures, and only a court-ordered eviction is lawful.

• Serve the required notice (5-day demand for nonpayment, 30-day notice for termination of month-to-month tenancy, or notice based on lease violation)
• If the tenant does not comply or vacate, file a complaint for eviction in the district court (R.I. Gen. Laws § 34-18-38)
• The court schedules a hearing; the tenant may appear and present defenses
• If the court rules in the landlord's favor, a judgment for possession is entered and a writ of execution is issued for the sheriff to carry out the eviction

Under R.I. Gen. Laws § 34-18-19(c), the landlord must return the security deposit within 20 days after the tenant vacates. An itemized statement of deductions must be provided if any amount is withheld.

• Return deadline: within 20 days after the tenant vacates the premises (R.I. Gen. Laws § 34-18-19(c))
• An itemized written statement of deductions must accompany any withheld portion of the deposit
• Permissible deductions: unpaid rent, damages beyond normal wear and tear, other costs specifically allowed by the lease
• If the landlord wrongfully withholds the deposit or fails to return it within 20 days, the tenant may recover double the amount wrongfully withheld (R.I. Gen. Laws § 34-18-19(e))